2026 FHA loan limits: $541,287 floor and $1,249,125 ceiling
The short answer
For FHA case numbers assigned on or after January 1, 2026, the FHA loan limit for a one-unit home ranges from a $541,287 floor in lower-cost areas to a $1,249,125 ceiling in high-cost areas, according to HUD. The floor is 65% of the national conforming limit and the ceiling is 150% of it; most counties fall somewhere in between based on local home prices.
Key numbers
- 1 unit
- $541,287 to $1,249,125
- 2 units
- $693,050 to $1,599,375
- 3 units
- $837,700 to $1,933,200
- 4 units
- $1,041,125 to $2,402,625
How FHA limits work
FHA loans are insured by the Federal Housing Administration, part of HUD. That insurance lets lenders offer 3.5% down to borrowers with credit scores of 580 or higher. HUD caps how much it will insure in each county, generally at 115% of the local median home price, within the national floor and ceiling.
Why multi-unit limits matter
FHA allows owner-occupants to buy two- to four-unit properties with the same low down payment, as long as they live in one unit. Rent from the other units can sometimes help you qualify. The higher limits for 2026 make that strategy work in more markets.
How to check your county
Use HUD's FHA mortgage limits lookup by state and county. If your planned loan is above your county's FHA limit, you will need a larger down payment, a conventional loan, or a jumbo loan.
FHA costs to plan for
- Upfront mortgage insurance: 1.75% of the loan, usually rolled into the loan amount.
- Annual mortgage insurance: paid monthly; for most borrowers it is 0.55% of the loan per year. With less than 10% down it lasts for the life of the loan. How FHA and conventional mortgage insurance compare.
Common questions
Can I use an FHA loan for an investment property?
No. FHA loans are for homes you will live in as your primary residence, though that can include a 2- to 4-unit building where you live in one unit.
Is FHA only for first-time buyers?
No. Repeat buyers can use FHA as long as they meet the requirements and will occupy the home.