FHA Loan Limits 2026: Your County's Limit, the 96.5% Math and When 2027 Comes
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The FHA loan limit is the largest base loan FHA will insure in your county. For 2026, HUD set it at $541,287 for a one-unit home in lower-cost areas and $1,249,125 in the highest-cost areas, according to HUD's Mortgagee Letter 2025-23, dated December 11, 2025. Your county's own limit falls somewhere in that range, and it decides how big your FHA loan can be before you need a larger down payment.
What are the FHA loan limits for 2026?
HUD sets a floor and a ceiling every year. The limits in Mortgagee Letter 2025-23 apply to FHA case numbers assigned on or after January 1, 2026.
Property type | Low-cost area "floor" | High-cost area "ceiling" |
|---|---|---|
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's letter says the floor is set at 65% of the national conforming limit of $832,750, and the ceiling is set at 150% of that same number. Alaska, Hawaii, Guam and the U.S. Virgin Islands have a higher ceiling because building costs more there.
Most new-construction buyers are looking at a one-unit home, so the first row is the one that matters most.
How does HUD set the limit for my county?
HUD uses home sale prices. In its 2026 loan limit announcement, HUD explains that the floor applies where 115% of the median home price is less than the floor. Any area above the floor is a high-cost area, and HUD sets a limit between the floor and the ceiling based on that area's median price.
Limits are set by metro area and county. HUD's Mortgagee Letter says the limit for a metro area is set using the county with the highest median price in it. That is why neighboring counties in the same metro area often share one limit.
You can look up any county with HUD's FHA Mortgage Limits search tool. HUD also posts the full 2026 county file.
What are the 2026 FHA limits in Florida counties with new homes?
Here are one-unit limits from HUD's 2026 county file for Florida counties where National House Search lists new homes:
County | Metro area in HUD's file | 2026 one-unit FHA limit |
|---|---|---|
Miami-Dade, Broward, Palm Beach | Miami-Fort Lauderdale-West Palm Beach | $667,000 |
Martin, St. Lucie | Port St. Lucie | $603,750 |
Orange, Osceola, Lake | Orlando-Kissimmee-Sanford | $541,287 |
Volusia, Flagler | Deltona-Daytona Beach-Ormond Beach | $541,287 |
Brevard | Palm Bay-Melbourne-Titusville | $541,287 |
Polk | Lakeland-Winter Haven | $541,287 |
Marion | Ocala | $541,287 |
Indian River | Sebastian-Vero Beach-West Vero Corridor | $541,287 |
Lee | Cape Coral-Fort Myers | $541,287 |
Every county in the last seven rows sits at the national floor. If you are shopping outside Florida, use HUD's search tool for your county.
What if the home costs more than the FHA limit?
You can still use FHA, but the loan stops at the limit. The rest comes from your down payment.
HUD Handbook 4000.1 says the maximum FHA mortgage is the lesser of the area's limit or a percentage of the Adjusted Value. On a purchase, the Adjusted Value is the lower of the price (minus any inducements to purchase) or the appraised value, and the top LTV is 96.5%. That is why FHA is known for 3.5% down.
Here is an example only, assuming the home appraises at the price and there are no inducements:
Example price | County limit | Base FHA loan | Down payment | Down payment share |
|---|---|---|---|---|
$450,000 | $541,287 | $434,250 | $15,750 | 3.5% |
$600,000 | $541,287 | $541,287 | $58,713 | 9.79% |
$650,000 | $667,000 | $627,250 | $22,750 | 3.5% |
$750,000 | $667,000 | $667,000 | $83,000 | 11.07% |
At the $541,287 floor, 96.5% financing works up to a price of about $560,919. Past that, every extra dollar of price is an extra dollar of down payment.
Does the upfront mortgage insurance count toward the limit?
This surprises a lot of people. The Handbook says loan amount and LTV limits are based on the Base Loan Amount, before the upfront mortgage insurance premium (UFMIP) is financed, and the total loan can be increased by the financed UFMIP.
The Handbook puts UFMIP at 1.75% of the Base Loan Amount. So in the $600,000 example above, the base loan is capped at $541,287, and financing the $9,472.52 UFMIP brings the total loan to $550,759.52. Our FHA mortgage insurance guide explains the monthly premium, too.
Why does the case number date matter on a new build?
HUD ties each year's limits to the date the FHA case number is assigned. Mortgagee Letter 2025-23 says the 2026 limits apply to case numbers assigned on or after January 1, 2026. Your closing date is not the date HUD names.
The Handbook says a lender can get a case number only when it has an active mortgage application for you and the property, with a property address. It also says case numbers with no appraisal logged are automatically canceled after six months unless certain steps happen, and cases with an appraisal logged are not auto-canceled for one year from the appraisal date.
For a home that takes months to build, that means:
Ask your lender when it will order the case number. That date decides which year's limit is used.
Ask what happens if your build runs long. A canceled case number has to be reinstated or replaced.
Watch the January 1 line. A case number ordered in December uses that year's limits.
When will the 2027 FHA limits come out?
HUD had not posted 2027 limits when we checked on November 11, 2026. Its loan-limit download page listed files only through calendar year 2026. Last year, HUD released the 2026 limits in a Mortgagee Letter dated December 11, 2025.
Because HUD's floor and ceiling are set as a share of the national conforming limit, the 2027 FHA numbers depend on the conforming limit FHFA sets for 2027. Our conforming loan limit guide covers that side. Nobody can promise whether your county's limit will go up, and we will update this post when HUD publishes.
What else changes for FHA in 2027?
HUD's Mortgagee Letter 2026-11, dated October 8, 2026, adds FICO 10T and VantageScore 4.0 alongside Classic FICO for case numbers assigned on or after January 1, 2027. HUD says the minimum credit score rules stay the same: a score of 580 or higher is eligible for maximum financing, and a score from 500 to 579 is limited to 90% LTV.
What this means for new-construction buyers
Know your county's number before you pick a home. In Miami-Dade, Broward and Palm Beach, the 2026 one-unit limit is $667,000. In Orange, Volusia and Marion it is $541,287.
Do the 96.5% math. Divide your county limit by 0.965 to see the highest price where 3.5% down still works.
Plan for the case number date. On a long build, ask your lender which year's limit applies to you.
Keep builder help in its lane. FHA has its own rule on what a seller can pay. Our seller concessions guide covers the 6% cap.
Compare loan types. If your price is well above the limit, see our FHA vs conventional loan comparison.
Common Questions
What is the FHA loan limit for 2026?
For a one-unit home, HUD's 2026 limits run from \$541,287 in lower-cost areas to \$1,249,125 in the highest-cost areas. They apply to FHA case numbers assigned on or after January 1, 2026. Your county's limit is somewhere in that range.
How do I find the FHA loan limit for my county?
Use HUD's FHA Mortgage Limits search tool and pick your state and county. HUD also posts a full county file each year. Limits are set by metro area and county, so nearby counties often share one limit.
Can I use an FHA loan if the house costs more than the limit?
Yes, but the base loan stops at the limit and you pay the rest as a down payment. For example, a \$600,000 home in a county with a \$541,287 limit needs \$58,713 down if it appraises at the price.
Does the FHA upfront mortgage insurance count against the loan limit?
No. HUD's Handbook bases loan limits on the Base Loan Amount before the upfront premium is financed. The financed premium, 1.75% of the base loan, can be added on top.
Which year's FHA limit applies if my new home closes next year?
HUD ties the limits to the date the FHA case number is assigned. The 2026 limits apply to case numbers assigned on or after January 1, 2026. Ask your lender when it will order your case number.
When will HUD announce the 2027 FHA loan limits?
HUD had not posted 2027 limits when we checked on November 11, 2026. The 2026 limits came in a Mortgagee Letter dated December 11, 2025. The 2027 floor and ceiling depend on the 2027 conforming limit FHFA sets.
What credit score do I need for the most FHA financing?
HUD says a score of 580 or higher is eligible for maximum financing, which is 96.5% LTV on a purchase. A score from 500 to 579 is limited to 90% LTV. HUD says those minimums stay the same when new score models are added in 2027.
Ready to take the next step?
Call 561-704-0091 to talk with a National House Search specialist, or Schedule a visit.
Related reading: Can you use an FHA loan on new construction in Florida? · FHA mortgage insurance premium · Conforming loan limit · Loan-to-value ratio
This is general information, not financial, tax or legal advice. Figures checked November 11, 2026.