Guide · Homebuying
FHA loan limits 2026: floor, ceiling and limits by state
How big an FHA loan can be in your county, what that means for your home price at 3.5% down, and how HUD sets the numbers.
By the CalcLedger editorial team · Updated October 2026 · 6 min read · Examples use illustrative rates · How we calculate
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The short answer: the 2026 FHA loan limit for a one-unit home is $541,287 in most U.S. counties and rises to $1,249,125 in the most expensive ones. With the minimum 3.5% down, that supports a home price of up to about $560,919 at the floor and about $1,294,430 at the ceiling.
Key takeaways
- The limits apply to FHA case numbers assigned on or after January 1, 2026 (Mortgagee Letter 2025-23).
- The floor is 65% of the $832,750 conforming limit; the ceiling is 150%. High-cost counties get 115% of their area's median sale price, between the two.
- The limit caps the base loan. The 1.75% upfront premium can be financed on top of it.
- A base loan above $726,200 pays a higher annual MIP: 0.75% instead of 0.55% with less than 5% down on a 30-year loan.
$541,287one-unit floor
$1,249,125one-unit ceiling
$1,873,625AK, HI, Guam, USVI
$832,750conforming limit, 2026
FHA loans are popular with first-time buyers because they allow 3.5% down with a credit score of 580 or higher. The catch is the loan limit: HUD sets a maximum FHA loan amount for every county each year. If the home you want costs more than the limit allows, you need a bigger down payment or a different loan type.
Try it Enter your price and down payment in the FHA loan calculator to see your payment with upfront and annual MIP, or compare FHA with conventional and VA in the FHA vs. conventional vs. VA calculator.
2026 FHA loan limits: floor and ceiling
These are the national limits from Mortgagee Letter 2025-23. Every county's limit falls between the floor and the ceiling.
| Home type | Floor | Ceiling |
|---|---|---|
| 1 unit | $541,287 | $1,249,125 |
| 2 units | $693,050 | $1,599,375 |
| 3 units | $837,700 | $1,933,200 |
| 4 units | $1,041,125 | $2,402,625 |
Alaska, Hawaii, Guam and the U.S. Virgin Islands are "special exception" areas with a higher ceiling:
| Home type | Ceiling |
|---|---|
| 1 unit | $1,873,625 |
| 2 units | $2,399,050 |
| 3 units | $2,899,800 |
| 4 units | $3,603,925 |
FHA loan limits by state
Each state page lists every county's 2026 limit for 1 to 4 units from HUD's 2026 FHA forward limits data file, with the maximum price at 3.5% down and what to do above the limit. More states are added as we check each county list against HUD's data.
| State | Lowest | Highest | Counties above floor |
|---|---|---|---|
| California | $541,287 | $1,249,125 | 30 of 58 |
| Florida | $541,287 | $990,150 | 16 of 67 |
| Colorado | $541,287 | $1,249,125 | 29 of 64 |
| Arizona | $541,287 | $609,500 | 3 of 15 |
Highest 2026 FHA one-unit limit by state
Counties at the top of each state's range, vs. the national floor
State maximumFloor
For any other state or county, use HUD's FHA mortgage limits lookup: choose FHA Forward, CY2026 and your state.
How HUD sets FHA loan limits
FHA limits are tied to the conforming loan limit that FHFA sets for Fannie Mae and Freddie Mac. For 2026, FHFA raised the baseline to $832,750. HUD's floor is 65% of that ($541,287) and its ceiling 150% ($1,249,125). In between, HUD takes the median home sale price for each metro area, multiplies it by 115% and uses that as the limit for every county in the area. For example, a metro area with a $600,000 median gets a $690,000 limit; one with a $400,000 median stays at the floor, because 115% of it ($460,000) is below $541,287.
What the limit means for your price and payment
The limit applies to the base loan: the price minus your down payment. Divide it by 0.965 to find the highest price you can buy with the minimum 3.5% down. The payment column adds principal, interest and first-year MIP on a 30-year loan at an illustrative 6.25%, with the upfront premium financed; taxes and insurance come on top.
| Limit | Max price at 3.5% down | P&I + MIP per month |
|---|---|---|
| Floor $541,287 | $560,919 ($19,632 down) | $3,638 (MIP 0.55%) |
| MIP threshold $726,200 | $752,538 ($26,339 down) | $4,880 (MIP 0.55%) |
| Ceiling $1,249,125 | $1,294,430 ($45,305 down) | $8,601 (MIP 0.75%) |
Notice the jump in MIP at the ceiling. HUD Mortgagee Letter 2023-05 charges 0.55% a year on 30-year loans up to $726,200 with less than 5% down, but 0.75% above that. On a $1,249,125 base loan, that is about $776 a month in the first year. See FHA MIP explained for the full rate table.
Tip Your upfront MIP doesn't eat into the limit. HUD Handbook 4155.2 says "the total mortgage amount may exceed the limit by the financed UFMIP amount," so a floor-county buyer can borrow the full base loan plus 1.75% on top.
Buying above the FHA limit
There is no maximum price for an FHA home, only a maximum base loan. If the price is higher than the limit divided by 0.965, the difference comes out of your down payment.
Example A $700,000 home in a county at the $541,287 floor needs $158,713 down (22.7%) on an FHA loan. With that much down, compare a conventional loan: $560,000 with 20% down fits under the $832,750 conforming limit and needs no mortgage insurance.
Watch out Limits change every January. HUD usually announces the next year's numbers after FHFA, in late November or December; the 2026 limits came out on December 11, 2025. Which year applies depends on when your FHA case number is assigned, not your closing date.
FHA vs. conforming loan limits
The 2026 conforming limit ($832,750) is $291,463 higher than the FHA floor, so in most counties a conventional loan can be much larger than an FHA loan. In expensive areas both limits are raised to 115% of local median prices and both stop at $1,249,125. Use the FHA vs. conventional vs. VA calculator to see which loan costs less for your price and credit.
Frequently asked questions
What is the FHA loan limit for 2026?
For a one-unit home, $541,287 in most of the country and up to $1,249,125 in high-cost counties. Alaska, Hawaii, Guam and the U.S. Virgin Islands go up to $1,873,625. The limits apply to FHA case numbers assigned on or after January 1, 2026.
What is the FHA loan limit for a 2-unit home in 2026?
$693,050 at the floor and up to $1,599,375 in high-cost counties. Three units: $837,700 to $1,933,200. Four units: $1,041,125 to $2,402,625.
How is the FHA loan limit calculated?
The floor is 65% of the national conforming limit ($832,750) and the ceiling is 150%. In between, a county's limit is 115% of the median home sale price HUD uses for its metro area.
What is the maximum home price for an FHA loan?
There is no price cap, only a cap on the base loan. With the minimum 3.5% down, divide the limit by 0.965: about $560,919 at the $541,287 floor and about $1,294,430 at the $1,249,125 ceiling. Above that, you need a bigger down payment.
Is the FHA loan limit higher than the conforming loan limit?
No. The FHA floor ($541,287) is $291,463 below the 2026 conforming baseline of $832,750. Both limits rise in high-cost areas and share the same $1,249,125 ceiling.
Payment examples are illustrative; your lender confirms your county's limit, rate and eligibility.
Sources
- U.S. Department of Housing and Urban Development: Mortgagee Letter 2025-23: 2026 nationwide forward mortgage loan limits
- U.S. Department of Housing and Urban Development: FHA mortgage limits lookup (county limits)
- U.S. Department of Housing and Urban Development: CHUMS data files: CY2026 FHA forward limits (county data file and layout)
- Federal Housing Finance Agency: FHFA announces conforming loan limit values for 2026
- U.S. Department of Housing and Urban Development: Handbook 4155.2, chapter 7: Mortgage insurance premiums (UFMIP refund chart)
- U.S. Department of Housing and Urban Development: Mortgagee Letter 2023-05: FHA annual mortgage insurance premium reduction
Rules, limits and program details are checked against these official sources. Example numbers are calculated by CalcLedger with the formulas on our how we calculate page. Read our editorial policy.
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