FHA loans
FHA loan limits: how they work and how to find your county's
An FHA loan limit is often mistaken for the most a home can cost. It is actually the most FHA will insure, and the difference matters when you are shopping near the limit.
Reviewed November 2026 · Written for Buy Home Tips from the sources listed below
Every year HUD publishes the largest mortgage amounts FHA will insure. The limits vary by county and by the number of units in the property, from a single-family home to a four-unit building. They are tied to the national conforming loan limit that FHFA sets for loans backed by Fannie Mae and Freddie Mac.
The 2026 national range
HUD Mortgagee Letter 2025-23 sets the 2026 limits. The low-cost area floor is 65 percent of the national conforming limit of $832,750, and the high-cost area ceiling is 150 percent of it.
| Units | Floor | Ceiling | Alaska, Hawaii, Guam, Virgin Islands ceiling |
|---|---|---|---|
| One | $541,287 | $1,249,125 | $1,873,625 |
| Two | $693,050 | $1,599,375 | $2,399,050 |
| Three | $837,700 | $1,933,200 | $2,899,800 |
| Four | $1,041,125 | $2,402,625 | $3,603,925 |
Most counties sit at the floor. Areas with higher home prices have limits somewhere between the floor and the ceiling, based on local median prices.
Looking up your county
HUD's FHA mortgage limits search lets you choose a state and county, or a metropolitan area, and shows the limit for each unit count. Use the county where the property is located. If you are shopping in more than one county, look up each.
Limits are set for the calendar year. If you apply late in one year and close early in the next, ask your lender which year's limit applies to your case number.
What the limit caps
The limit applies to the base loan amount, which is the loan before the upfront mortgage insurance premium is added. It does not cap the price of the home. A buyer can purchase a home priced above the limit by putting more money down, as long as the loan stays at or under the limit and the borrower qualifies for the payment.
Limits and multi-unit homes
FHA allows purchases of two- to four-unit properties when you live in one of the units, and the limits rise with each unit. Larger properties have their own qualifying rules, so ask your lender about them before you make an offer.
Why limits matter even below them
If your loan is well under the limit, it does not affect you. Near the limit, it can decide whether FHA works at all. It also matters for the annual premium: HUD's mortgage insurance table uses a separate, higher rate for base loans above $726,200.
Questions to ask your lender near the limit
- Which year's limit applies to my case number, and when will it be assigned?
- Is the limit you are using for the county where the property sits?
- How much down payment keeps my base loan at or under the limit, before the upfront premium?
- If the appraisal comes in below the price, how does that change the loan amount and my cash to close?
- Would a conventional loan cost less at this loan size, given my credit score and down payment?
Mini calculator: the full monthly payment
Price, down payment, rate and term give principal and interest. Add your own quotes for property tax, insurance, mortgage insurance and HOA dues to see the whole bill.
A planning estimate, not a loan offer. The rate shown by default is only a placeholder; type a rate from a real Loan Estimate.
Using the limit while you shop
- Look up the limit for the county where the home is, not where you live now.
- Check the line for the right number of units.
- Compare the limit with the base loan amount, before any upfront premium.
- If a home is priced near the limit, work out how much extra down payment you would need.
- Confirm the limit year with your lender if you are shopping around January.
Questions buyers ask
What is the FHA loan limit for 2026?
HUD's national limits for one-unit homes with case numbers assigned in 2026 range from a floor of $541,287 in low-cost areas to a ceiling of $1,249,125 in high-cost areas, with a higher ceiling of $1,873,625 in Alaska, Hawaii, Guam and the Virgin Islands. Each county has its own limit within that range.
Can I buy a house above the FHA loan limit?
Yes, if you make a larger down payment so that the loan itself stays within the limit and you still qualify. The limit caps the loan amount, not the purchase price.
How do I find the FHA limit for my county?
Use HUD's FHA mortgage limits search, which lets you look up limits by state and county or metropolitan area.
Do FHA limits change every year?
Yes. HUD publishes updated limits for each calendar year, linked to the national conforming loan limit set by FHFA.
Sources checked for this page
- HUD Mortgagee Letter 2025-23: 2026 forward mortgage limits
- HUD: FHA mortgage limits search
- FHFA: 2026 conforming loan limit values
Checked November 2026. Programs and limits change; confirm with the source before you rely on a figure.