Guide · Homebuying
Georgia FHA loan limits for 2026, by county
Every Georgia county's 2026 FHA limit for 1 to 4 units, what it means for your price at 3.5% down, and what to do above the limit.
By the CalcLedger editorial team · Updated October 2026 · 8 min read · Examples use illustrative rates · How we calculate
Read aloud by your device’s built-in voice
On this page
The short answer: In Georgia, the 2026 FHA loan limit for a one-unit home ranges from $541,287 in 125 counties to $718,750 in 29 counties, including Fulton, Gwinnett, and Cobb. 34 of the state's 159 counties sit above the national floor of $541,287. Fulton County, the state's most populous county, has a one-unit limit of $718,750 ($920,150 for two units).
Key takeaways
- 34 Georgia counties are above the $541,287 floor; none reaches the $1,249,125 national ceiling. The highest limit is $718,750.
- The limit caps the base loan, not the price. With 3.5% down, a $541,287 limit supports a home of up to about $560,919, and Fulton County's $718,750 limit about $744,818.
- The 1.75% upfront premium can be financed on top of the limit, so your total loan can be slightly higher than the number in the table.
- No Georgia county has a one-unit limit above $726,200, so every FHA buyer in the state pays the standard 30-year rate of 0.55% a year with less than 5% down (0.50% with 5% or more down).
$541,287one-unit floor
$718,750highest Georgia limit
34 of 159counties above the floor
0counties above the $726,200 MIP threshold
FHA loan limits are set county by county every year by the U.S. Department of Housing and Urban Development (HUD). They decide how big an FHA loan can be, which in practice decides how expensive a home you can buy with FHA's low 3.5% minimum down payment. Below are all 159 Georgia counties from HUD's 2026 FHA forward limits data file, then what the numbers mean for your price, payment and down payment.
Try it See your own FHA payment with MIP for a price in your county in the FHA loan calculator, or compare FHA with conventional and VA in the FHA vs. conventional vs. VA calculator.
2026 FHA loan limits by county in Georgia
These 34 counties have one-unit limits above the $541,287 floor, highest first. The small text is the metro area HUD uses: counties in the same area share one limit.
| County | 1 unit | 2 units |
|---|---|---|
| Barrow County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Bartow County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Butts County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Carroll County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Cherokee County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Clayton County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Cobb County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Coweta County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Dawson County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| DeKalb County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Douglas County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Fayette County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Forsyth County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Fulton County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Gwinnett County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Haralson County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Heard County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Henry County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Jasper County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Lumpkin County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Meriwether County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Morgan County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Newton County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Paulding County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Pickens County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Pike County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Rockdale County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Spalding County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Walton County Atlanta-Sandy Springs-Roswell | $718,750 | $920,150 |
| Greene County Non-metro | $638,250 | $817,050 |
| Clarke County Athens-Clarke County | $616,400 | $789,100 |
| Madison County Athens-Clarke County | $616,400 | $789,100 |
| Oconee County Athens-Clarke County | $616,400 | $789,100 |
| Oglethorpe County Athens-Clarke County | $616,400 | $789,100 |
All other Georgia counties (125): $541,287 for one unit, $693,050 for two, $837,700 for three and $1,041,125 for four units. They are Appling, Atkinson, Bacon, Baker, Baldwin, Banks, Ben Hill, Berrien, Bibb, Bleckley, Brantley, Brooks, Bryan, Bulloch, Burke, Calhoun, Camden, Candler, Catoosa, Charlton, Chatham, Chattahoochee, Chattooga, Clay, Clinch, Coffee, Colquitt, Columbia, Cook, Crawford, Crisp, Dade, Decatur, Dodge, Dooly, Dougherty, Early, Echols, Effingham, Elbert, Emanuel, Evans, Fannin, Floyd, Franklin, Gilmer, Glascock, Glynn, Gordon, Grady, Habersham, Hall, Hancock, Harris, Hart, Houston, Irwin, Jackson, Jeff Davis, Jefferson, Jenkins, Johnson, Jones, Lamar, Lanier, Laurens, Lee, Liberty, Lincoln, Long, Lowndes, Macon, Marion, McDuffie, McIntosh, Miller, Mitchell, Monroe, Montgomery, Murray, Muscogee, Peach, Pierce, Polk, Pulaski, Putnam, Quitman, Rabun, Randolph, Richmond, Schley, Screven, Seminole, Stephens, Stewart, Sumter, Talbot, Taliaferro, Tattnall, Taylor, Telfair, Terrell, Thomas, Tift, Toombs, Towns, Treutlen, Troup, Turner, Twiggs, Union, Upson, Walker, Ware, Warren, Washington, Wayne, Webster, Wheeler, White, Whitfield, Wilcox, Wilkes, Wilkinson, and Worth.
Limits for 3- and 4-unit homes
FHA also finances two- to four-unit homes if you live in one of the units. Each one-unit limit level in Georgia maps to these higher limits:
| 1-unit limit | 3 units | 4 units |
|---|---|---|
| $718,750 (29 counties) | $1,112,250 | $1,382,250 |
| $638,250 (1 county) | $987,650 | $1,227,400 |
| $616,400 (4 counties) | $953,850 | $1,185,400 |
| $541,287 (125 counties) | $837,700 | $1,041,125 |
Highest 2026 FHA one-unit limits in Georgia
By HUD metro area (or county outside metro areas), vs. the national floor
High-cost areasNational floor
How HUD set these limits
Under Mortgagee Letter 2025-23, the 2026 floor is 65% of the national conforming loan limit of $832,750 ($541,287), and the ceiling is 150% ($1,249,125). In between, a county's limit is 115% of the median sale price HUD uses for its metro area. For the Atlanta-Sandy Springs-Roswell area, HUD's median sale price is $625,000; 115% of that is $718,750, which is the Barrow limit. For Greene County, outside any metro area, HUD's median sale price is $555,000; 115% of that is $638,250, which is the Greene limit. That is why every county in one metro area shows the same number, even if home prices differ between them.
What the limit means for your home price and payment
FHA requires at least 3.5% down for most buyers, and the base loan (price minus down payment) can't exceed the limit. Divide the limit by 0.965 and you get the most expensive home you can buy with the minimum down payment. The payment column adds principal, interest and first-year MIP on a 30-year loan at an illustrative 6.25% rate, with the 1.75% upfront premium financed; property tax, insurance and HOA dues come on top.
| Where | Max price at 3.5% down | P&I + MIP per month |
|---|---|---|
| Floor counties $541,287 limit | $560,919 ($19,632 down) | $3,638 (MIP 0.55%) |
| Fulton $718,750 limit | $744,818 ($26,069 down) | $4,830 (MIP 0.55%) |
No Georgia county has a one-unit limit above $726,200, so every FHA buyer in the state pays the standard 30-year rate of 0.55% a year with less than 5% down (0.50% with 5% or more down). HUD sets that threshold in Mortgagee Letter 2023-05 and our FHA loan & MIP calculator applies it automatically.
Tip Your lender checks the limit for the county where the property is, not where you live now. If you are shopping across county lines, check each county in the table above: the same price can need a very different down payment.
Buying above the limit with an FHA loan
You can still use FHA for a home that costs more than the limit allows at 3.5% down: you cover the difference with a bigger down payment. The base loan stays at the limit.
Example A $750,000 home in Fulton County: the base loan can be at most $718,750, so you need $31,250 down (4.2%). Principal, interest and first-year MIP come to about $4,830 a month at 6.25% with the upfront premium financed. The same price in a $541,287 floor county would need $208,713 down (27.8%).
At that point, compare FHA with a conventional loan: the conforming limit is $832,750 in most counties ($291,463 more than the FHA floor) and is raised in high-cost areas, up to $1,249,125; check FHFA's county list for your county. FHA annual MIP lasts for the life of the loan with less than 10% down (11 years with 10% or more), while conventional PMI can be cancelled once you reach 20% equity. Put both side by side in the FHA vs. conventional vs. VA calculator.
Watch out The table shows 2026 limits. If your FHA case number is assigned in 2027, the 2027 limits apply. HUD usually publishes them in late November or December, so buyers closing early next year should ask the lender which year's limit their case number falls under.
How to check your county yourself
- Open HUD's FHA mortgage limits lookup.
- Choose FHA Forward, limit year CY2026 and the state Georgia, then search.
- Read the one-unit column for a single-family home or condo, or the two- to four-unit columns for a multi-unit home.
For the rest of the country, see the 2026 FHA loan limits hub. For what FHA mortgage insurance costs at each loan size, see FHA MIP explained.
Frequently asked questions
What is the FHA loan limit in Georgia for 2026?
It depends on the county: $541,287 for a one-unit home in 125 counties, up to $718,750 in Fulton County, Gwinnett County, and Cobb County. For two units the range is $693,050 to $920,150. The limits apply to FHA case numbers assigned from January 1, 2026.
What is the Fulton County FHA loan limit?
$718,750 for one unit, $920,150 for two, $1,112,250 for three and $1,382,250 for four units in 2026. With the minimum 3.5% down, that supports a price of up to about $744,818.
Can I get an FHA loan above the limit?
Not for the base loan: it must stay at or below the county limit. You can still buy a pricier home by putting more down. A $750,000 home in Fulton County needs $31,250 down (4.2%) to keep the base loan at $718,750. The 1.75% upfront premium can be added on top of the limit.
Does the upfront MIP count toward the FHA limit?
No. HUD Handbook 4155.2 says the upfront premium "is not considered when determining compliance with statutory loan limits" and that "the total mortgage amount may exceed the limit by the financed UFMIP amount."
When do the 2027 FHA loan limits come out?
HUD publishes them after FHFA announces the new conforming limit, usually late November or December. The 2026 limits came out in Mortgagee Letter 2025-23, dated December 11, 2025. We update this page when HUD publishes.
County limits from HUD's CY2026 FHA forward limits file, pulled October 7, 2026. Payment examples are illustrative (6.25%, 30 years); your lender confirms the 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.
Ad placement — in-content unit