Official 2026 FHA Loan Limits

2026 FHA Loan Limits by State & County

Find the maximum FHA mortgage amounts for single-family and multi-unit properties in your area. Official limits updated annually by the Federal Housing Administration.

$541,287

Base Limit

$1,249,125

High-Cost Limit

States Covered

Property Types

Official Source: These limits are from FHA Mortgagee Letter 2025-23. Limits vary by county within each state. Contact us for your exact county limit.

2026 FHA Loan Limits: Complete Guide by State and County

FHA loan limits determine the maximum amount you can borrow with an FHA loan. These limits vary by county and property type, with higher limits in areas with higher housing costs. The limits are updated annually based on median home prices and the House Price Index (HPI).

For 2026, the base FHA loan limit for single-family homes is $541,287 in most U.S. counties. In high-cost areas, the limit can reach up to $1,249,125 for single-family properties. Multi-unit properties (duplex, triplex, fourplex) have proportionally higher limits.

Important: These limits apply to the total loan amount, not just the purchase price. Your down payment is separate. For example, with a 3.5% down payment on a $541,287 home, your FHA loan amount would be approximately $522,343. Learn more about FHA loans.

How to Use This Table:

Use the search bar to find your state quickly
Click column headers to sort by any property type
Filter by "High-Cost Only" to see states with elevated limits
High-cost area limits are shown in red below base limits
Contact us for county-specific limits within each state

Base Limit

Standard Areas

Most U.S. counties use these base limits

$541,287

Single-family home

Duplex: $693,050 | Triplex: $837,700 | Fourplex: $1,041,125

High-Cost

High-Cost Markets

Major metro areas with higher housing costs

$1,249,125

Single-family home

Duplex: $1,599,375 | Triplex: $1,933,200 | Fourplex: $2,402,625

Special

Special Exceptions

Alaska, Hawaii, Guam & U.S. Virgin Islands

$1,249,125

Single-family home

All counties use high-cost limits

Quick State Lookup

Click any state above to jump to it in the table, or use the search bar

2026 FHA Loan Limits by State

Official 2026 limits - Updated annually by FHA

Click column headers to sort

State	Single Family	2-Unit (Duplex)	3-Unit (Triplex)	4-Unit (Fourplex)	High-Cost Areas
Alabama	$541,287	$693,050	$837,700	$1,041,125	Standard
Alaska	$1,249,125	$1,599,375	$1,933,200	$2,402,625	Standard
Arizona	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Arkansas	$541,287	$693,050	$837,700	$1,041,125	Standard
California	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Colorado	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Connecticut	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Delaware	$541,287	$693,050	$837,700	$1,041,125	Standard
Florida	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Georgia	$541,287	$693,050	$837,700	$1,041,125	Standard
Hawaii	$1,249,125	$1,599,375	$1,933,200	$2,402,625	Standard
Idaho	$541,287	$693,050	$837,700	$1,041,125	Standard
Illinois	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Indiana	$541,287	$693,050	$837,700	$1,041,125	Standard
Iowa	$541,287	$693,050	$837,700	$1,041,125	Standard
Kansas	$541,287	$693,050	$837,700	$1,041,125	Standard
Kentucky	$541,287	$693,050	$837,700	$1,041,125	Standard
Louisiana	$541,287	$693,050	$837,700	$1,041,125	Standard
Maine	$541,287	$693,050	$837,700	$1,041,125	Standard
Maryland	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Massachusetts	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Michigan	$541,287	$693,050	$837,700	$1,041,125	Standard
Minnesota	$541,287	$693,050	$837,700	$1,041,125	Standard
Mississippi	$541,287	$693,050	$837,700	$1,041,125	Standard
Missouri	$541,287	$693,050	$837,700	$1,041,125	Standard
Montana	$541,287	$693,050	$837,700	$1,041,125	Standard
Nebraska	$541,287	$693,050	$837,700	$1,041,125	Standard
Nevada	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
New Hampshire	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
New Jersey	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
New Mexico	$541,287	$693,050	$837,700	$1,041,125	Standard
New York	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
North Carolina	$541,287	$693,050	$837,700	$1,041,125	Standard
North Dakota	$541,287	$693,050	$837,700	$1,041,125	Standard
Ohio	$541,287	$693,050	$837,700	$1,041,125	Standard
Oklahoma	$541,287	$693,050	$837,700	$1,041,125	Standard
Oregon	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Pennsylvania	$541,287	$693,050	$837,700	$1,041,125	Standard
Rhode Island	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
South Carolina	$541,287	$693,050	$837,700	$1,041,125	Standard
South Dakota	$541,287	$693,050	$837,700	$1,041,125	Standard
Tennessee	$541,287	$693,050	$837,700	$1,041,125	Standard
Texas	$541,287	$693,050	$837,700	$1,041,125	Standard
Utah	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Vermont	$541,287	$693,050	$837,700	$1,041,125	Standard
Virginia	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
Washington	$541,287 Up to $1,249,125	$693,050 Up to $1,599,375	$837,700 Up to $1,933,200	$1,041,125 Up to $2,402,625	High-Cost
West Virginia	$541,287	$693,050	$837,700	$1,041,125	Standard
Wisconsin	$541,287	$693,050	$837,700	$1,041,125	Standard
Wyoming	$541,287	$693,050	$837,700	$1,041,125	Standard

Showing 50 of 50 states

How FHA Loan Limits Work

Understanding how FHA loan limits are determined and what they mean for your home purchase

How Limits Are Calculated

FHA loan limits are based on median home prices in each county, calculated using the House Price Index (HPI). The base limit is set at 65% of the conforming loan limit for conventional mortgages.

Limits are updated annually based on housing market data
High-cost areas can exceed base limits up to 150%
Special exceptions exist for Alaska, Hawaii, and U.S. territories

High-Cost Area Designations

High-cost areas are counties where 115% of the median home price exceeds the base loan limit. These areas receive elevated limits to accommodate higher housing costs.

Major metropolitan areas typically qualify
Designations are reviewed and updated annually
Some states have multiple high-cost counties

Important: Loan Limits vs. Purchase Price

FHA loan limits apply to the total loan amount, not the purchase price. Your down payment is separate. For example, if you're buying a $600,000 home with a 3.5% down payment:

• Purchase Price: $600,000
• Down Payment (3.5%): $21,000
• FHA Loan Amount: $579,000
• If your area limit is $541,287, you'd need a conventional loan or larger down payment

FHA Loan Limits for Multi-Unit Properties

Higher limits apply to duplexes, triplexes, and fourplexes to reflect their higher market values

2-Unit (Duplex)

Two separate living units in one building

$693,050

Base Limit

$1,599,375

High-Cost Limit

3-Unit (Triplex)

Three separate living units in one building

$837,700

Base Limit

$1,933,200

High-Cost Limit

4-Unit (Fourplex)

Four separate living units in one building

$1,041,125

Base Limit

$2,402,625

High-Cost Limit

Multi-Unit Property Requirements

You must occupy one unit as your primary residence
Rental income from other units can help qualify for the loan
Property must meet FHA property standards and guidelines
Higher limits reflect the investment potential and market value of multi-unit properties

Frequently Asked Questions

How are FHA loan limits determined?

FHA loan limits are based on median home prices in each county and are typically adjusted annually. The limits are set at 65% of the conforming loan limits for conventional mortgages, with special provisions for high-cost areas. Limits are updated each year based on the House Price Index (HPI).

What if I need to borrow more than the FHA limit?

If you need to borrow more than the FHA limit in your area, you might consider a conventional loan or a jumbo loan. Our loan experts can help you explore your options, including combining FHA with a second mortgage or using a larger down payment to stay within limits.

When are 2026 FHA loan limits official?

The FHA typically announces official loan limits in late November or early December for the following year. The limits shown here are the official 2026 limits as announced by the FHA in Mortgagee Letter 2025-23, effective January 1, 2026.

Do FHA loan limits vary by county?

Yes, FHA loan limits can vary by county within the same state. High-cost areas like major metropolitan regions often have higher limits than rural areas. Use our search function or contact us to find the specific limit for your county.

What are the 2026 FHA loan limits for multi-unit properties?

For 2026, official multi-unit limits are: Duplex: $693,050, Triplex: $837,700, Fourplex: $1,041,125 in standard areas. High-cost areas have higher limits: Duplex: $1,599,375, Triplex: $1,933,200, Fourplex: $2,402,625.

How much did FHA loan limits increase in 2026?

FHA loan limits increased for 2026. The base limit for single-family homes is $541,287, and the high-cost area limit is $1,249,125. These are the official limits as announced by the FHA in Mortgagee Letter 2025-23.

Can I use FHA loans for investment properties?

FHA loans are primarily for primary residences. However, you can use an FHA loan for a multi-unit property (2-4 units) if you occupy one unit as your primary residence. Pure investment properties (non-owner occupied) are not eligible for FHA financing.

Do loan limits include closing costs?

No, FHA loan limits apply to the base loan amount only. Closing costs are separate and can be financed into the loan (up to certain limits) or paid out of pocket. The total loan amount including financed closing costs cannot exceed the FHA limit for your area.

What happens if my area's limit changes mid-year?

FHA loan limits are set annually and remain in effect for the entire calendar year. If you're in the process of getting an FHA loan when limits change, the limit in effect at the time of your loan application typically applies.

Are there different limits for FHA 203(k) loans?

FHA 203(k) rehabilitation loans use the same loan limits as standard FHA loans. The loan amount includes both the purchase price and renovation costs, but the total cannot exceed the FHA limit for your area.