FHA Loan Limits Lookup

2026 FHA Loan Limits Lookup by County

Wondering how much you can borrow with an FHA loan? You're not alone. FHA loan limits change every year and vary by county, making it hard to know your exact borrowing power. Understanding your local FHA limit is the first step in planning your home purchase - and it helps you decide if an FHA loan is right for you.

For 2026, FHA loan limits range from a floor of $541,287 in low-cost areas to a ceiling of $1,249,125 in high-cost counties. Most counties fall somewhere between these two amounts. Your specific limit is based on median home prices in your county, updated annually by HUD.

Use our FHA loan limits calculator above to find your county's number in seconds. Then read on to understand how these limits work, what they mean for your home search, and how you can use them to your advantage.

What Are FHA Loan Limits and Why Do They Matter?

FHA loan limits are the maximum amount you can borrow with an FHA-insured mortgage. They protect both borrowers and lenders by setting reasonable caps based on local housing costs. The Federal Housing Administration updates these limits annually using median home prices from each area.

If you're a first-time homebuyer or have a lower credit score, FHA loans are often the most accessible path to homeownership. But to use one, you need to know your county's limit - especially if you're shopping in a competitive market. Learn more about FHA loans for first-time buyers.

Here's the key: the FHA sets different limits for different property types. A duplex, triplex, or fourplex has a higher limit because the property costs more. If you're open to house hacking, you might be able to borrow significantly more than you think.

How FHA Loan Limits Work (It's Simpler Than You Think)

The FHA sets loan limits at the county level. Counties with higher home prices get higher limits. This ensures FHA loans remain accessible in expensive markets while keeping limits reasonable in affordable areas.

There are three categories of counties:

• Floor counties: The minimum limit of $541,287 for a single-family home. These are usually rural areas or small towns with lower home prices.
• High-cost counties: These have limits between the floor and ceiling. They're typically suburban or exurban areas near major cities.
• Ceiling counties: The maximum limit of $1,249,125 for single-family homes. These are the most expensive real estate markets, like San Francisco, New York City, and Washington, D.C.

Multi-unit properties have higher limits because they cost more. The FHA uses fixed multipliers to calculate these limits:

• 2-unit (duplex): 128% of the single-family limit
• 3-unit (triplex): 155% of the single-family limit
• 4-unit (fourplex): 192% of the single-family limit

If you're considering a multi-unit property, check out our FHA 203(k) rehab loan guide to see how you can finance both purchase and renovations.

2026 FHA Loan Limits by Property Type (Detailed Table)

Here's the full breakdown of 2026 FHA loan limits for floor and ceiling counties:

These limits apply to all FHA-insured mortgages, including purchases, rate-and-term refinances, and cash-out refinances (with some restrictions).

How to Find Your County Loan Limit

Finding your FHA loan limit is easy with our FHA loan limits lookup tool. Just select your state and county, and you'll see your limits for 1-4 unit properties instantly.

Here are a few tips:

• County matters, not city. Even within the same metro area, neighboring counties can have different limits. Always check your specific county.
• Check the official HUD data. Our calculator uses the same data HUD publishes, so you can trust the numbers.
• Compare with your target home price. If your home costs less than the limit, an FHA loan works well. If it costs more, you'll need a larger down payment or a jumbo loan.

For a complete picture of your buying power, try our FHA down payment calculator to see how much cash you'll need.

Which States Have High-Cost Counties?

High-cost counties are concentrated in a few states with expensive real estate markets. Here's a quick overview:

• California leads the nation with the most high-cost counties. Major metros like Los Angeles, San Francisco, San Diego, and Orange County all hit the $1,249,125 ceiling.
• New York ranks second. All five NYC boroughs, plus Nassau, Suffolk, and Westchester counties, are at the ceiling limit.
• Washington, D.C. metro spans Virginia, Maryland, and West Virginia. Arlington, Fairfax, Loudoun, Montgomery, and Prince George's counties all reach the ceiling.
• Colorado has several mountain counties at the ceiling, including Eagle County (Vail) and Summit County (Breckenridge).
• Hawaii, Alaska, Guam, and the US Virgin Islands automatically receive ceiling limits across all counties due to higher costs of living.

If you live in one of these areas, you can borrow the maximum FHA amount. But even in floor counties, $541,287 is a solid starting point for most homebuyers.

What About Floor Limit States?

Most states have at least some floor counties. These are typically rural areas with lower home prices. For example:

• Alabama uses floor limits in most counties. Only a few metro areas like Birmingham exceed the baseline.
• Mississippi remains entirely at floor limits across all counties.
• Wyoming has mostly floor counties except for Teton County (Jackson Hole), which reaches ceiling limits due to resort property values.

If you're in a floor county, you can still buy a home priced above the limit - just make a larger down payment. The FHA only insures the loan amount up to the limit.

Multi-Unit Property Considerations

Owner-occupied multi-unit properties qualify for FHA financing. You must live in one unit and can rent out the others. This "house hacking" strategy helps buyers afford properties while generating rental income.

The higher loan limits for multi-unit properties make these purchases more accessible. For example, a duplex FHA loan allows you to borrow 28% more than a single-family limit. This extra borrowing power can help you purchase a larger property.

Rental income from additional units can also help you qualify. Lenders may count a portion of expected rent when calculating your debt-to-income ratio. This makes it easier to meet FHA lending requirements despite the larger loan amount.

Multi-unit FHA loans require the same down payment as single-family homes: just 3.5%. You can purchase a fourplex with the same small down payment as a single-family house. Learn more about FHA multi-family loans.

What If the FHA Limits Are Too Low?

If your target home price exceeds your county's FHA limit, you have several options:

• Jumbo loans cover purchase prices that exceed FHA limits. These conventional mortgages don't have government insurance. They typically require larger down payments and higher credit scores.
• Conventional loans offer an alternative if you want to stay below jumbo territory. Standard conventional mortgages have limits similar to FHA in many counties. These loans require better credit but avoid FHA mortgage insurance costs.
• Make a larger down payment to bring the loan amount below the county limit. For example, if the limit is $500,000 and your home costs $530,000, you'd need a $30,000 down payment plus the standard 3.5% of the limit.
• Consider a neighboring county with a higher limit. If you can find a home in a nearby county, you might get better financing options.

For a detailed comparison of loan types, see our FHA vs. Conventional guide.

How Have FHA Loan Limits Changed Over Time?

FHA limits typically increase each year as home prices rise. The 2026 limits represent a modest increase from 2025, reflecting steady home price appreciation in most markets.

Historical data shows significant limit growth over the past decade. The floor limit stood at $271,050 in 2014. By 2026, it had nearly doubled to $541,287. That mirrors the substantial growth in home prices during this period.

Future limit increases depend on housing market conditions. If home prices continue to rise, expect higher FHA loan limits. A market correction or recession could temporarily freeze or reduce limits.

Using an FHA Loan Calculator

Online calculators are the fastest way to find your county limit. Our FHA loan limits lookup tool lets you select your state and county from dropdown menus. It then displays the limits for all property types in that area.

For a more complete picture of your finances, try our DTI calculator for FHA loans to see if you qualify.

Special Considerations for 2026

Alaska, Hawaii, Guam, and the US Virgin Islands automatically receive ceiling limits across all counties. The higher cost of living in these areas justifies the maximum FHA loan amounts.

Some metro areas span multiple states. The Washington, D.C. region includes parts of Virginia, Maryland, and West Virginia. All counties within this metro area share a similar high-cost status regardless of state lines.

Remember: county boundaries determine limits, not city boundaries. Large cities may span multiple counties with different limits. Always check your specific county.

New construction and existing homes share the same limits. FHA loan limits do not distinguish between property age or condition.

Planning Your Home Purchase

Know your county limit before house hunting. This prevents disappointment by helping you find homes you can't finance with an FHA loan. Focus your search on properties within the FHA limit range for your area.

Factor in your down payment when calculating the maximum purchase price. With 3.5% down, you can buy a home priced slightly higher than the loan limit. For example, a $541,287 loan requires a $19,631 down payment, allowing a purchase price of $560,918.

Review limits for multi-unit properties if you're interested in investing. The higher limits for duplexes and larger buildings might make these properties more affordable than you think. House hacking could be a smart wealth-building strategy.

FHA loan limits play a key role in home-buying decisions for millions of Americans each year. Understanding your county limit helps you plan realistically and choose the right financing for your situation.

Frequently Asked Questions

What are the 2026 FHA loan limits?

For 2026, FHA loan limits range from a floor of $541,287 in low-cost areas to a ceiling of $1,249,125 in high-cost counties. The limits vary by county and property type. Single-family homes have the baseline limit, while duplexes, triplexes, and fourplexes have higher limits (approximately 128%, 155%, and 192% of the single-family limit respectively).

What is the difference between floor and ceiling limits?

The floor limit ($541,287) is the minimum FHA loan amount available anywhere in the country, used in areas with lower median home prices. The ceiling limit ($1,249,125) is the maximum FHA loan amount in the most expensive markets. Only specific high-cost counties qualify for ceiling limits.

Can I get an FHA loan if my home price exceeds the county limit?

Yes, but only if you make a larger down payment. The FHA only insures loans up to the county limit. If your home costs more, you'll need to cover the difference with cash or other funds. For example, if the limit is $500,000 and your home costs $530,000, you'd need a $30,000 down payment plus the standard 3.5% of the limit.

Do FHA loan limits vary by property type?

Yes, FHA loan limits vary by property type. Single-family homes have the baseline limit. Two-unit properties (duplexes) have limits approximately 128% of the single-family limit. Three-unit properties (triplexes) have limits around 155%. Four-unit properties (fourplexes) have limits at roughly 192% of the single-family limit.

Are FHA loan limits the same for refinancing as for purchases?

They can be different. For a rate-and-term refinance, the same county limits apply. But for an FHA cash-out refinance, you generally can't exceed 80% of your home's value. That cap may be lower than the standard FHA loan limit, depending on your equity.

How do I find my county's FHA loan limit?

Use our FHA loan limits lookup tool above or the official HUD lookup page. Select your state and county, and you'll instantly see limits for 1-4 unit properties. These calculators use real-time HUD data, so you don't have to guess or do any math yourself.

FHA loan limits can change during the year. For up-to-date results, please visit the HUD/FHA county lookup page. FHA Mortgage Loan Limits