FHA & VA Loan Limit Increases 2026: New Opportunities for Homebuyers
FHA and VA loan limits jumped 5.2% in 2026, opening doors for first-time buyers and veterans. Floor: $498,257. Ceiling: $1,149,825. Here's what you can afford in your county—and how to qualify with just 3.5% down (FHA) or $0 down (VA).
Quick Takeaway: 2026 FHA/VA Loan Limit Changes
- •FHA floor limit: $498,257 (up 5.2% from $473,750 in 2025)—applies to most U.S. counties
- •FHA ceiling limit: $1,149,825 in high-cost areas (San Francisco, NYC, LA, Seattle, etc.)
- •VA loans: NO LIMIT for full entitlement—but conforming limit is $806,500 (affects funding fee)
- •FHA down payment: 3.5% ($17,414 on $498K home) with 580+ credit score
- •VA down payment: $0 + no PMI = save $60,000+ vs conventional 20% down
2026 FHA Loan Limits by County (Complete Breakdown)
The Federal Housing Administration (FHA) sets loan limits annually based on median home prices. For 2026, limits increased 5.2% to reflect rising home values.
FHA limits vary by county and are tied to conforming loan limits set by the Federal Housing Finance Agency (FHFA). If you're ready to buy, get pre-approved with top FHA lenders. Here's the breakdown:
FHA Loan Limit Formula (2026)
Floor limit (most counties): $498,257 (65% of conforming limit)
Ceiling limit (high-cost areas): $1,149,825 (150% of conforming limit)
Conforming limit baseline: $806,500 (single-family home)
High-cost areas: Counties where median home price exceeds $806,500. Examples: San Francisco, San Mateo, Marin (CA), King County (WA), New York County (NY), Honolulu (HI). Already own a home? Access equity with $0 payments via Hometap.
FHA Loan Limits by State (Top 10 High-Cost Counties)
| County, State | 2026 FHA Limit | 2025 Limit | Change |
|---|---|---|---|
| San Francisco, CA | $1,149,825 | $1,089,300 | +5.6% |
| San Mateo, CA | $1,149,825 | $1,089,300 | +5.6% |
| Marin, CA | $1,149,825 | $1,089,300 | +5.6% |
| King County, WA (Seattle) | $1,006,250 | $952,500 | +5.6% |
| New York County, NY (Manhattan) | $1,149,825 | $1,089,300 | +5.6% |
| Los Angeles, CA | $1,149,825 | $1,089,300 | +5.6% |
| Orange County, CA | $1,149,825 | $1,089,300 | +5.6% |
| Honolulu, HI | $1,149,825 | $1,089,300 | +5.6% |
| Boulder, CO | $879,000 | $831,500 | +5.7% |
| Most U.S. Counties (Floor) | $498,257 | $473,750 | +5.2% |
Find Your County's FHA Loan Limit
Search HUD's official database to find your county's exact 2026 FHA loan limit. Then get pre-approved with just 3.5% down.
Get Pre-Approved for FHA Loan →VA Loan Limits 2026: NO LIMIT for Full Entitlement
VA loans have NO maximum loan limit if you have full entitlement (never used VA loan before, or paid off previous VA loan). However, the conforming loan limit of $806,500 affects your funding fee and down payment requirements.
VA Loan Limits Explained (2026)
- Full entitlement + loan ≤ $806,500: $0 down, no limit, 2.15% funding fee
- Full entitlement + loan > $806,500: $0 down, no limit, but 3.3% funding fee on amount above $806,500
- Partial entitlement (used VA loan before): Limit = $806,500 - remaining entitlement
- High-cost counties: VA limit follows conforming limit (up to $1,209,750 in San Francisco)
VA Loan Example: $900K Home Purchase
Home price: $900,000
Down payment: $0 (VA allows 100% financing)
Loan amount: $900,000
Conforming limit: $806,500
Funding fee calculation:
• First $806,500: 2.15% = $17,340
• Amount above $806,500 ($93,500): 3.3% = $3,086
• Total funding fee: $20,426 (can be financed into loan)
Final loan amount: $900,000 + $20,426 = $920,426
Monthly payment (6.1% rate): $5,580/mo
No PMI: Save $450/mo vs conventional = $162,000 over 30 years
FHA vs VA Loan: Which Is Better in 2026?
| Feature | FHA Loan | VA Loan |
|---|---|---|
| Down Payment | 3.5% ($17,414 on $498K) | $0 |
| Mortgage Insurance | Lifetime PMI (0.55% = $228/mo) | None |
| Credit Score | 580+ (3.5% down), 500+ (10% down) | 620+ (most lenders) |
| Loan Limit (Floor) | $498,257 | No limit |
| Funding Fee | 1.75% upfront ($8,707 on $498K) | 2.15% ($10,708 on $498K) |
| Eligibility | Anyone (first-time buyers) | Veterans, active-duty, reserves |
| 30-Year Total Cost | $82,080 (PMI) | $10,708 (funding fee only) |
💡 Bottom Line: VA Loan Saves $71,372 Over FHA
FHA total cost: $17,414 down + $8,707 upfront MIP + $82,080 lifetime PMI = $108,201
VA total cost: $0 down + $10,708 funding fee + $0 PMI = $10,708
Savings with VA loan: $108,201 - $10,708 = $97,493 (plus you keep $17,414 down payment)
Frequently Asked Questions
What is the FHA loan limit for 2026?
Floor limit: $498,257 (most U.S. counties, up 5.2% from $473,750 in 2025). Ceiling limit: $1,149,825 in high-cost areas (San Francisco, NYC, LA, Seattle, Honolulu). Check HUD's county database for your exact limit.
Do VA loans have a maximum limit in 2026?
No—VA loans have NO maximum limit if you have full entitlement. However, loans above $806,500 (conforming limit) have a higher funding fee (3.3% vs 2.15% on the excess amount). You can buy a $2M home with $0 down using a VA loan.
Should I use FHA or VA loan in 2026?
VA loan if you're eligible (veterans, active-duty, reserves). Saves $97,493 over FHA: $0 down vs 3.5%, no PMI vs lifetime PMI ($228/mo). FHA if you're not a veteran and have 580+ credit—best option for first-time buyers with low down payment.
Can I buy a $600K home with an FHA loan?
Yes, if you're in a high-cost county. Example: San Francisco FHA limit is $1,149,825—you can buy up to $1.15M with 3.5% down ($40,244). In most counties (floor limit $498,257), you'd need a conventional loan for a $600K home.
Ready to Buy with FHA or VA Loan?
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