FHA loan limits 2026

What FHA loan limits mean

FHA loan limits set the highest mortgage amount the Federal Housing Administration will insure for a home in a county. The limit is based on the number of separate living units in the home. It caps the loan amount, not the home’s price.

For 2026, FHA has a floor, or lowest limit, and a ceiling, or highest limit. A county’s limit can fall between those amounts if it qualifies as a high-cost area.

2026 floors and ceilings

Here are the FHA forward mortgage limits for homes with one to four units:

• One unit: floor $541,287; ceiling $1,249,125
• Two units: floor $693,050; ceiling $1,599,375
• Three units: floor $837,700; ceiling $1,933,200
• Four units: floor $1,041,125; ceiling $2,402,625

The one-unit floor equals 65 percent of the 2026 conforming loan baseline. The one-unit ceiling is set at 150 percent of the national conforming loan limit.

How county limits are set

HUD uses a rule based on 115 percent of the local median home price. If that amount is less than the FHA floor, the floor applies. In a high-cost county, the limit can rise above the floor based on local home values, but it cannot exceed the ceiling. Some high-cost counties have limits between the floor and ceiling.

Where local prices are low, the floor applies; only the highest-priced areas reach the ceiling. A county being high-cost does not mean it gets the maximum limit.

Special areas, effective date, and county lookup

Alaska, Hawaii, Guam, and the U.S. Virgin Islands are special exception areas. FHA limits there are adjusted higher because of construction costs.

The 2026 limits apply to FHA case numbers assigned on or after January 1, 2026. HUD publishes the exact FHA limit for each county in its FHA Mortgage Limits lookup. A reader can confirm a county’s figure with a lender or HUD.