2026 Conforming Loan Limits
Conventional and FHA loan limits by county, high-cost areas, and jumbo thresholds for 2026
Key Numbers
Baseline
$832,750
High-Cost Cap
$1,249,125
FHA Floor
$541,287
Counties at Base
~95%
Conforming loan limits set the maximum mortgage that Fannie Mae and Freddie Mac will purchase from lenders. For 2026, the FHFA raised the baseline 1-unit limit to $832,750 — a 3.26% increase reflecting Q3 2024–Q3 2025 home price growth. Loans above these limits are classified as “jumbo” and carry stricter qualification requirements.
2026 vs. 2025 at a Glance
| Loan Type | 2026 | 2025 | Change |
|---|---|---|---|
| Conventional Baseline (1-unit) | $832,750 | $806,500 | +$26,250 |
| Conventional High-Cost Ceiling | $1,249,125 | $1,209,750 | +$39,375 |
| FHA Floor (1-unit) | $541,287 | $524,225 | +$17,062 |
| FHA Ceiling (1-unit) | $1,249,125 | $1,209,750 | +$39,375 |
How Limits Are Set
Annual Adjustment: FHFA recalculates every November using the FHFA House Price Index (HPI). The Q3-to-Q3 average price change sets the percentage increase. New limits take effect January 1.
Baseline vs. High-Cost: Most U.S. counties (~95%) use the baseline limit. In counties where 115% of the median home value exceeds the baseline, higher limits apply up to a ceiling of 150% of the baseline.
Loan Amount, Not Home Price: Limits apply to the mortgage amount, not the purchase price. A $1M home with 20% down ($200K) results in an $800K loan — within the baseline limit.
Conventional Limits
Conventional conforming loans meet Fannie Mae / Freddie Mac guidelines and fall within FHFA limits. They typically offer lower rates and smaller down payments than jumbo loans.
2026 Limits by Property Type
| Property | Baseline | High-Cost Ceiling |
|---|---|---|
| 1-unit (Single Family) | $832,750 | $1,249,125 |
| 2-unit (Duplex) | $1,066,250 | $1,599,375 |
| 3-unit (Triplex) | $1,288,800 | $1,933,200 |
| 4-unit (Fourplex) | $1,601,750 | $2,402,625 |
Conforming vs. Jumbo
| Requirement | Conforming | Jumbo |
|---|---|---|
| Min. Down Payment | 3–5% | 10–20%+ |
| Credit Score (Typical) | 620+ | 700+ |
| Debt-to-Income Ratio | Up to 50% | Up to 43% |
| Interest Rates | Lower | Higher (typically) |
| Cash Reserves | 0–2 months | 6–12 months |
Loan amount, not home price: A $900,000 home with $180,000 down (20%) results in a $720,000 loan — well within the baseline limit.
FHA Limits
FHA loan limits are set by HUD based on the national conforming limit: the floor is 65% of the conforming baseline, and the ceiling matches the high-cost conforming ceiling (150%). In counties between the floor and ceiling, FHA sets the limit at 115% of the local median home price.
2026 FHA Limits by Property Type
| Property | Floor (65%) | Ceiling (150%) |
|---|---|---|
| 1-unit (Single Family) | $541,287 | $1,249,125 |
| 2-unit (Duplex) | $693,050 | $1,599,375 |
| 3-unit (Triplex) | $837,700 | $1,933,200 |
| 4-unit (Fourplex) | $1,041,125 | $2,402,625 |
FHA Reverse Mortgage (HECM)
The 2026 HECM maximum claim amount is $1,249,125 nationwide (up from $1,209,750 in 2025). This single limit applies to all areas, including Alaska, Hawaii, Guam, and the U.S. Virgin Islands.
FHA limits vary by county: Unlike conventional loans where ~95% of counties use the baseline, FHA calculates limits for each county based on local median home prices. Use HUD's lookup tool at entp.hud.gov/idapp/html/hicostlook.cfm for your specific area.
High-Cost Areas
About 160 counties qualify for limits above the baseline, with roughly 77 at the maximum ceiling. Alaska, Hawaii, Guam, and the U.S. Virgin Islands receive special statutory exception limits (150% of national figures) to account for elevated construction costs.
Alaska, Hawaii, Guam & U.S. Virgin Islands
| Property | Baseline (150%) | Ceiling |
|---|---|---|
| 1-unit | $1,249,125 | $1,873,675 |
| 2-unit | $1,599,375 | $2,399,050 |
| 3-unit | $1,933,200 | $2,899,800 |
| 4-unit | $2,402,625 | $3,603,925 |
Sample High-Cost Metro Areas (2026, 1-Unit)
| Metro Area / County | 1-Unit Limit |
|---|---|
| Los Angeles County, CA | $1,249,125 |
| San Francisco County, CA | $1,249,125 |
| New York City (all 5 boroughs) | $1,249,125 |
| Washington D.C. Metro | $1,249,125 |
| Honolulu County, HI | $1,249,125 |
| All other counties (~95%) | $832,750 |
States with high-cost counties: California, Colorado, Connecticut, D.C., Florida, Hawaii, Idaho, Maryland, Massachusetts, New Hampshire, New Jersey, New York, Pennsylvania, Tennessee, Utah, Virginia, Washington, West Virginia, and Wyoming. For 2026, limits increased in all but 32 U.S. counties.
Find your county's limit: Use the FHFA interactive map at fhfa.gov/CLL for conventional limits, or HUD's lookup tool at entp.hud.gov/idapp/html/hicostlook.cfm for FHA limits.
Sources
- 1.FHFA — Conforming Loan Limit Values for 2026
- 2.FHFA — Conforming Loan Limit Values Interactive Map
- 3.HUD — Federal Housing Administration 2026 Loan Limits Announcement
- 4.HUD — FHA Mortgage Limits Lookup Tool
- 5.Fannie Mae — Loan Limits (Originating & Underwriting)
- 6.Freddie Mac — 2026 Loan Limits Increase by 3.26%
This content is for educational and informational purposes only and does not constitute financial, tax, or legal advice. Consult a qualified professional for guidance tailored to your situation.