FHA Loan Limits and Rules for 2026
For 2026, the most you can borrow with an FHA loan on a one-unit home is $541,287 in lower-cost areas and up to $1,249,125 in the highest-cost areas. Your county's limit is somewhere in that range. HUD announced these limits on December 11, 2025, for FHA case numbers assigned on or after January 1, 2026. FHA loans are for a home you will live in, and credit score rules apply.
What are the FHA loan limits for 2026?
HUD sets a low-cost "floor" and a high-cost "ceiling." Every county falls somewhere from the floor to the ceiling. Here are HUD's 2026 numbers:
| Home size | Floor (lower-cost areas) | Ceiling (highest-cost areas) |
|---|---|---|
| One unit | $541,287 | $1,249,125 |
| Two units | $693,050 | $1,599,375 |
| Three units | $837,700 | $1,933,200 |
| Four units | $1,041,125 | $2,402,625 |
HUD says Alaska, Hawaii, Guam and the U.S. Virgin Islands get higher limits to account for higher construction costs.
How do you find your county's FHA limit?
Use HUD's own FHA mortgage limits lookup. Pick your state and county, and it shows the limit for one to four units. Always check your own county.
The limit is the most FHA will insure, not what you will be approved for. Your income, debts and credit decide that. Run your numbers in the affordability calculator, then get pre-approved with a licensed loan officer.
How does HUD set the limits?
HUD uses a formula from the National Housing Act, based on home sale prices in each county or metro area. If 115% of an area's median home price is below the floor, the area gets the floor. Higher-cost areas get a limit based on their own median price, up to the ceiling. The ceiling is tied to the national conforming loan limit, the limit for loans Fannie Mae and Freddie Mac buy. HUD set the 2026 one-unit ceiling at 150% of that limit. The Federal Housing Finance Agency set the 2026 conforming limit at $832,750, an increase of $26,250 from 2025.
When home prices go up, the limits usually go up the next year. FHFA usually announces next year's conforming limit late in the year, and HUD follows with FHA limits. We will update this page when the 2027 numbers come out.
What credit score do you need for an FHA loan?
HUD's rules set three tiers based on your "minimum decision credit score," the lowest qualifying score among the borrowers on the loan. HUD restated them in Mortgagee Letter 2026-11 on October 8, 2026:
- Below 500: not eligible for an FHA-insured loan.
- 500 to 579: eligible, but the loan is capped at a lower share of the home's value. That means a bigger down payment.
- 580 and up: eligible for FHA's maximum financing.
Lenders can set higher minimums of their own. A licensed loan officer can tell you where you stand and what you would need to bring to closing. If your score needs work, see how to buy a house with bad credit.
What changes for FHA credit scores in 2027?
The same Mortgagee Letter lets lenders use two newer credit score models, FICO 10T and VantageScore 4.0, alongside Classic FICO. It takes effect for FHA case numbers assigned on or after January 1, 2027. HUD says the score thresholds above stay the same no matter which model is used. The newer models can look at rent and utility payments, which may help people with thin credit files.
Borrowers with no credit score can still qualify, but HUD requires their loan to be underwritten by hand, with tighter limits on how much of their income can go to debts.
What other FHA rules should you know?
- You must live there. FHA loans are for your own home, not a rental or vacation home. A two- to four-unit home works if you live in one unit.
- Mortgage insurance. FHA loans carry an upfront premium and a yearly premium. Ask a licensed loan officer for the current numbers and how long yours would last.
- An FHA appraisal. The home must meet HUD's property standards, so some repairs may need to happen before closing.
- Seller help has limits. The seller can pay some of your costs, up to a cap. Ask your loan officer for the limit before you write the offer.
Compare FHA with other loans in FHA vs. conventional, see all loan programs and check down payment assistance.
Quick answers
What is the FHA loan limit for 2026?
For a one-unit home, from $541,287 in lower-cost areas up to $1,249,125 in the highest-cost areas. Your county's exact limit is on HUD's lookup tool.
When do the 2026 FHA limits apply?
To FHA case numbers assigned on or after January 1, 2026. HUD announced them on December 11, 2025.
Can I buy a duplex with an FHA loan?
Yes, if you live in one of the units. For 2026, two-unit limits run from $693,050 to $1,599,375, depending on the county.
What is the lowest credit score for an FHA loan?
HUD's floor is 500. Scores from 500 to 579 need a bigger down payment, and 580 or higher qualifies for maximum financing. Lenders can require more.
When will the 2027 FHA loan limits come out?
Usually late in the year, after FHFA sets the new conforming loan limit. HUD then publishes the FHA limits for the next year.
Get pre-approved · Loan programs · Mortgage calculator
Sources and further reading
Updated November 14, 2026. We check these sources each time we update this guide. See our editorial policy.
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