FHA Loan Limits 2026 by County: Complete HUD Guide
HUD announces 2026 FHA limits: $524,225 floor to $1,249,125 ceiling. Find your county's exact limit and qualify with just 3.5% down and 580 credit score.
📊 2026 FHA Loan Limits at a Glance
🎯 Check Your FHA Loan Eligibility
FHA loans are perfect for first-time buyers with lower credit scores. Get pre-approved in minutes and see how much home you can afford:
📋 In This Guide
What is an FHA Loan?
An FHA loan is a mortgage insured by the Federal Housing Administration (part of HUD). FHA loans are designed to help first-time homebuyers and those with lower credit scores achieve homeownership with:
- Low down payment: Just 3.5% with 580+ credit score
- Flexible credit requirements: 580 minimum (or 500 with 10% down)
- Higher debt-to-income ratios: Up to 50% DTI allowed
- Gift funds allowed: 100% of down payment can be a gift
- Competitive rates: Often lower than conventional for lower credit scores
💡 Key Insight: FHA loans require mortgage insurance premium (MIP) for the life of the loan if you put less than 10% down. However, the lower down payment and credit requirements make FHA loans ideal for many first-time buyers.
2026 FHA Loan Limits Explained
On December 4, 2025, HUD announced the 2026 FHA loan limits. The limits are based on a percentage of the conforming loan limits set by FHFA:
- Floor: 65% of conforming limit = $524,225 (low-cost areas)
- Ceiling: 150% of conforming limit = $1,249,125 (high-cost areas)
2025 vs 2026 FHA Limits Comparison
| Property Type | 2025 Floor | 2026 Floor | 2026 Ceiling |
|---|---|---|---|
| 1-Unit (Single Family) | $498,257 | $524,225 | $1,249,125 |
| 2-Unit | $637,950 | $671,200 | $1,599,525 |
| 3-Unit | $771,125 | $811,275 | $1,933,425 |
| 4-Unit | $958,350 | $1,008,300 | $2,402,175 |
2026 FHA Loan Limits by State
FHA limits vary by county based on local median home prices. Here's a state-by-state overview:
| State | Floor Counties | High-Cost Max | Notable High-Cost Areas |
|---|---|---|---|
| California | $524,225 | $1,249,125 | SF, LA, San Diego, Orange, Santa Clara |
| New York | $524,225 | $1,249,125 | NYC (all 5 boroughs), Nassau, Suffolk |
| Hawaii | N/A | $1,249,125 | All counties (special exception) |
| Alaska | N/A | $1,249,125 | All counties (special exception) |
| Washington | $524,225 | $977,500 | King, Snohomish, Pierce Counties |
| Colorado | $524,225 | $862,500 | Denver, Boulder, Eagle, Pitkin |
| Florida | $524,225 | $874,000 | Monroe County (Florida Keys) |
| Texas | $524,225 | $524,225 | All counties at floor limit |
| Virginia | $524,225 | $1,249,125 | Arlington, Fairfax, Loudoun |
| Maryland | $524,225 | $1,249,125 | Montgomery, Howard, Calvert |
🔍 Find Your County's Exact FHA Limit
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Check Your FHA Limit + Get Pre-ApprovedHigh-Cost Area FHA Limits
High-cost areas are counties where median home prices exceed the floor limit. These areas get elevated FHA limits up to the ceiling of $1,249,125.
Special Exception Areas
Alaska, Hawaii, Guam, and U.S. Virgin Islands automatically qualify for the ceiling limit due to higher construction costs. All counties in these areas have the maximum $1,249,125 limit for single-family homes.
FHA Loan Requirements 2026
| Requirement | Minimum | Notes |
|---|---|---|
| Credit Score | 580 | For 3.5% down; 500-579 requires 10% down |
| Down Payment | 3.5% | Can be 100% gift funds |
| Debt-to-Income (DTI) | 43-50% | Up to 50% with compensating factors |
| Employment | 2 years | Steady employment history |
| Property Type | Primary | Must be primary residence |
| MIP (Upfront) | 1.75% | Can be financed into loan |
| MIP (Annual) | 0.55% | Paid monthly; for life if <10% down |
FHA vs Conventional Loans: 2026 Comparison
| Feature | FHA Loan | Conventional Loan |
|---|---|---|
| 2026 Loan Limit | $524,225 - $1,249,125 | $832,750 - $1,249,125 |
| Min Down Payment | 3.5% | 3-5% |
| Min Credit Score | 580 (or 500) | 620 |
| Mortgage Insurance | MIP for life* | PMI removable at 20% |
| DTI Limit | Up to 50% | Up to 45% |
| Gift Funds | 100% allowed | Varies by down payment |
| Best For | Lower credit, first-time buyers | Higher credit, 20%+ down |
*MIP is for the life of the loan if down payment is less than 10%. With 10%+ down, MIP drops off after 11 years.
💰 Which Loan is Right for You?
Compare FHA and conventional loan options from multiple lenders to find the best fit for your situation:
Compare FHA vs Conventional RatesDown Payment Examples by Loan Amount
| Home Price | 3.5% Down | Loan Amount | Est. Monthly* |
|---|---|---|---|
| $300,000 | $10,500 | $289,500 | $2,150 |
| $400,000 | $14,000 | $386,000 | $2,865 |
| $524,225 (Floor) | $18,348 | $505,877 | $3,755 |
| $800,000 | $28,000 | $772,000 | $5,730 |
| $1,249,125 (Ceiling) | $43,719 | $1,205,406 | $8,945 |
*Estimated monthly payment includes principal, interest, taxes, insurance, and MIP at 6.5% rate.
Frequently Asked Questions
What are the FHA loan limits for 2026?
The 2026 FHA loan limits range from $524,225 (floor) to $1,249,125 (ceiling) for single-family homes. The floor increased by $26,250 from 2025. High-cost areas like San Francisco, NYC, and Hawaii qualify for the ceiling limit.
What credit score do I need for an FHA loan in 2026?
FHA loans require a minimum 580 credit score for 3.5% down payment, or 500-579 for 10% down. These requirements remain unchanged for 2026. FHA loans are ideal for first-time buyers with lower credit scores.
How much down payment do I need for an FHA loan in 2026?
FHA loans require just 3.5% down payment with a 580+ credit score. For a $524,225 home (floor limit), that's only $18,348 down. Down payment can come from gifts, grants, or down payment assistance programs.
When do 2026 FHA loan limits take effect?
The 2026 FHA loan limits take effect for FHA case numbers assigned on or after January 1, 2026. If you're applying in late 2025, ask your lender about timing to potentially use the higher 2026 limits.
Can I use an FHA loan for a multi-unit property?
Yes! FHA loans allow financing for 2-4 unit properties as long as you live in one unit. The 2026 limits for multi-unit properties are: 2-unit ($671,200-$1,599,525), 3-unit ($811,275-$1,933,425), 4-unit ($1,008,300-$2,402,175).
🚀 Ready to Get Your FHA Loan?
With 2026's higher FHA limits, more homes are now within reach. Get pre-approved today with just 3.5% down and a 580 credit score.
Meet Sarah
Senior Mortgage Advisor & VA Loan Specialist
Sarah Mitchell brings over 12 years of mortgage industry expertise, specializing in VA loans and first-time homebuyer programs. As a certified NMLS professional, she has helped thousands of veterans and military families achieve homeownership through specialized loan programs. Her deep understanding of VA benefits and down payment assistance programs makes her a trusted advisor for service members transitioning to civilian life.
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Helped 2,500+ veterans secure home loans