2026 FHA Loan Limits by County

How 2026 FHA Loan Limits Work

FHA loan limits are set at 115% of the local median home sale price, subject to a national floor and a ceiling. The floor equals 65% of the conforming loan limit ($832,750 in 2026), which produces the $$541,287 baseline. The ceiling equals 150% of the conforming limit, or $1,249,125 for a single-family home.

Counties where the median home price falls between the floor and ceiling get an “intermediate” FHA limit — common in markets like San Diego, Denver, and South Florida. The 2026 limits were published under HUD Mortgagee Letter 2025-23 and took effect January 1, 2026.

FHA loans require both an upfront mortgage insurance premium (UFMIP) of 1.75% of the loan amount and an annual MIP ranging from 0.50% to 0.75%, paid monthly. The annual MIP rate depends on loan term, loan-to-value ratio, and loan amount. MIP applies for the life of the loan if your down payment is less than 10%.

Beyond loan limits, FHA eligibility requires a minimum 580 credit score for 3.5% down (or 500–579 with 10% down), a debt-to-income ratio typically under 43%, and the property must be your primary residence. FHA financing is particularly accessible in markets where median prices sit at or near the floor limit — giving buyers low-down-payment access to typical starter homes without the premium pricing of conventional jumbo financing.