FHA Loan Limits 2026: NEW $1,249,125 Ceiling (High-Cost Areas)
🚨 BREAKING: HUD Announces NEW FHA Loan Limits 2026
Effective January 1, 2026: FHA floor increases to $541,287 (up from $524,225), ceiling rises to $1,249,125 in high-cost areas. This means you can now borrow MORE with just 3.5% down!
FHA loan limits 2026: Floor (standard areas): $541,287 (up $17,062 from 2025). Ceiling (high-cost areas): $1,249,125 (up $39,375 from 2025). Special exception areas (Alaska, Hawaii, Guam, Virgin Islands): up to $1,873,675 for 4-unit properties. Why increase? Home prices rose 3.26% nationally (Q3 2024-2025). What this means: You can buy more expensive home with 3.5% down FHA loan. Example: High-cost area = $1,249,125 max loan = $1,293,000 home price with 3.5% down. Get pre-approved for FHA loan. Related: FHA requirements.
📊 Quick FHA Limits Comparison
Floor (Standard)
$541,287
Up $17,062 from 2025
Ceiling (High-Cost)
$1,249,125
Up $39,375 from 2025
Down Payment
3.5%
580+ credit score
Complete FHA Loan Limits 2026 Breakdown
Single-Family Loan Limits (1 Unit)
| Area Type | 2025 Limit | 2026 Limit | Increase |
|---|---|---|---|
| Floor (Standard Areas) | $524,225 | $541,287 | +$17,062 (3.26%) |
| Ceiling (High-Cost Areas) | $1,209,750 | $1,249,125 | +$39,375 (3.26%) |
| Special Exception Areas* | $1,209,750 | $1,249,125 | +$39,375 (3.26%) |
*Special Exception Areas: Alaska, Hawaii, Guam, U.S. Virgin Islands. Higher limits due to increased construction costs.
Multi-Unit Property Limits 2026
| Units | Floor (Standard) | Ceiling (High-Cost) | Special Exception |
|---|---|---|---|
| 1 Unit | $541,287 | $1,249,125 | $1,249,125 |
| 2 Units | $692,825 | $1,599,375 | $1,599,375 |
| 3 Units | $837,425 | $1,933,400 | $1,933,400 |
| 4 Units | $1,040,500 | $2,402,450 | $2,402,450 |
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High-Cost Areas: Complete List
What Makes an Area "High-Cost"?
High-cost area = 115% of local median home value exceeds the floor limit ($541,287). In these areas, FHA allows higher loan limits up to the ceiling ($1,249,125) to reflect local housing costs.
📍 Top High-Cost Areas 2026
- • California: Los Angeles, San Francisco, San Diego, Orange County, San Jose
- • New York: New York City (all boroughs), Westchester County, Nassau County
- • Washington: Seattle, King County, Snohomish County
- • Colorado: Denver, Boulder, Summit County
- • Massachusetts: Boston, Cambridge, Nantucket
- • Hawaii: All counties (Honolulu, Maui, Kauai, Hawaii)
- • Alaska: Anchorage, Fairbanks, Juneau
- • Florida: Miami-Dade, Monroe County (Keys)
- • Virginia: Arlington, Fairfax, Loudoun County
- • Maryland: Montgomery County, Howard County
How to Find Your County Limit
1. Visit HUD Official Website
Go to HUD.gov/hud-partners/single-family-lender and search by county or ZIP code. Most accurate source for 2026 limits.
2. Ask Your Lender
Contact FHA-approved lender. They have access to complete county-by-county database and can tell you exact limit for your area.
3. Use FHA Calculator
Many lenders offer FHA limit calculators. Enter your county/ZIP, see your limit instantly. Includes down payment calculator (3.5% minimum).
Real-World Examples: What You Can Buy
🏠 Standard Area Example
County: Maricopa County, AZ (Phoenix)
FHA Limit: $541,287
Max Home Price: $561,000 (with 3.5% down)
Down Payment: $19,635 (3.5%)
Loan Amount: $541,287
Monthly Payment: $3,615 (6.25% rate, 30 years)
✅ Affordable for median income families!
🏙️ High-Cost Area Example
County: Los Angeles County, CA
FHA Limit: $1,249,125
Max Home Price: $1,294,000 (with 3.5% down)
Down Payment: $45,290 (3.5%)
Loan Amount: $1,249,125
Monthly Payment: $8,340 (6.25% rate, 30 years)
✅ Access to $1.3M homes with low down payment!
Frequently Asked Questions
What is the FHA loan limit for 2026?
Floor (standard areas): $541,287. Ceiling (high-cost areas): $1,249,125. Special exception areas (Alaska, Hawaii, Guam, Virgin Islands): same as ceiling. Multi-unit properties: 2-unit up to $1,599,375, 3-unit up to $1,933,400, 4-unit up to $2,402,450 (high-cost areas). Why increase? Home prices rose 3.26% nationally (Q3 2024-2026). How determined? HUD uses formula based on 115% of local median home value. If 115% of median exceeds floor, area gets higher limit up to ceiling. Find your limit: Visit HUD.gov or ask FHA lender.
Can I buy a $1.3 million home with FHA loan?
Yes, in high-cost areas! Example: Los Angeles County FHA limit = $1,249,125. With 3.5% down, you can buy home up to $1,294,000. Down payment: $45,290 (3.5% of $1,294,000). Requirements: 580+ credit score (3.5% down) or 500-579 credit (10% down), 43% DTI max, 2 years employment, primary residence only. Monthly payment: ~$8,340 (6.25% rate, 30 years) + PMI $1,040/month = $9,380 total. Income needed: $260K+ annual income (43% DTI). Not in high-cost area? Standard limit $541,287 = max home $561,000 with 3.5% down.
How do I know if I'm in a high-cost area?
3 ways to check: (1) HUD website: Visit HUD.gov/hud-partners/single-family-lender, search by county/ZIP. Shows exact limit for your area. (2) Ask lender: FHA-approved lenders have complete database. They'll tell you exact limit + calculate max home price. (3) General rule: If you're in major metro (LA, NYC, SF, Seattle, Boston, DC), likely high-cost. High-cost indicators: Median home price >$600K, competitive housing market, coastal/urban area. Standard area indicators: Median home price <$500K, suburban/rural, Midwest/South. Why it matters: High-cost = borrow up to $1,249,125. Standard = borrow up to $541,287. Difference = $707,838 more buying power!
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