2026 FHA Loan Limits & HECM Reverse Mortgage Limit
For 2026, FHA loan limits run from a floor of $541,287 for a one-unit home in most of the country up to a ceiling of $1,249,125 in high-cost areas. The HECM reverse-mortgage limit also rises to $1,249,125 nationwide.
Below are the 2026 FHA floor and ceiling by unit count, how your county limit is set, the HECM limit, and the 2025 figures for comparison.
2026 FHA loan limits by unit count
The floor applies in low-cost areas, the ceiling in high-cost areas; most counties fall in between, set at 115% of the local median home price.
| Units | Floor (low-cost areas) | Ceiling (high-cost areas) |
|---|---|---|
| 1 unit | $541,287 | $1,249,125 |
| 2 units | $693,050 | $1,599,375 |
| 3 units | $837,700 | $1,933,200 |
| 4 units | $1,041,125 | $2,402,625 |
How your county limit is set
FHA pegs its limits to the conforming loan limit ($832,750 for 2026): the floor is 65% of it and the ceiling is 150%. In between, your county limit is 115% of the area's median home price, capped at the ceiling. Look up your exact county figure on HUD's FHA mortgage-limit tool.
FHA down payment, credit score and mortgage insurance
FHA's appeal is a low down payment and flexible credit: 3.5% down with a 580+ credit score, or 10% down with a score of 500–579.
The trade-off is mortgage insurance (MIP) — an upfront 1.75% of the loan plus an annual premium of about 0.55% split across monthly payments. If you put down less than 10%, that annual MIP lasts the life of the loan; borrowers often refinance into a conventional loan once they reach 20% equity to shed it.
| Credit score | Minimum down payment |
|---|---|
| 580 or higher | 3.5% |
| 500–579 | 10% |
HECM reverse-mortgage limit
The Home Equity Conversion Mortgage (HECM) limit — the maximum home value FHA will use for a reverse mortgage — is $1,249,125 for 2026, up from $1,209,750 in 2025. Unlike forward FHA loans, it is a single nationwide figure with no county-by-county variation. Estimate proceeds with the reverse mortgage calculator.
2025 vs 2026
New limits apply to FHA case numbers assigned on or after January 1, 2026.
| Limit | 2025 | 2026 |
|---|---|---|
| Floor (one unit) | $524,225 | $541,287 |
| Ceiling (one unit) | $1,209,750 | $1,249,125 |
| HECM (reverse mortgage) | $1,209,750 | $1,249,125 |
FHA vs conforming limits
FHA's floor ($541,287) sits well below the conforming baseline ($832,750) because FHA loans serve smaller mortgages with low down payments and flexible credit. In expensive counties, though, FHA's ceiling matches the conforming ceiling. See the conforming loan limits for the conventional side.
What is the 2026 FHA loan limit?
For 2026 the FHA one-unit limit ranges from a floor of $541,287 in low-cost areas to a ceiling of $1,249,125 in high-cost areas. Multi-unit properties have higher limits.
How is my FHA loan limit determined?
It is set by county: a floor of 65% of the conforming limit in low-cost areas, a ceiling of 150% in high-cost areas, and 115% of the area median home price in between. Look it up on HUD’s tool.
What is the 2026 HECM reverse-mortgage limit?
The 2026 HECM limit is $1,249,125, up from $1,209,750 in 2025. It is the maximum home value FHA uses for a reverse mortgage, applied as one nationwide figure.
When do the 2026 FHA limits take effect?
They apply to FHA case numbers assigned on or after January 1, 2026. The figure tied to your loan depends on that case-number date.
Are FHA limits lower than conforming limits?
In most areas, yes. The FHA floor of $541,287 is below the conforming baseline of $832,750, because FHA targets smaller loans. In high-cost areas the FHA ceiling matches the conforming ceiling.
What credit score and down payment does an FHA loan need?
You can put down 3.5% with a credit score of 580 or higher, or 10% with a score of 500–579. FHA loans suit buyers with lower credit or smaller down payments than conventional loans require.
Does an FHA loan require mortgage insurance?
Yes — an upfront premium of 1.75% of the loan plus an annual MIP of about 0.55%. If your down payment is under 10%, the annual premium lasts the life of the loan unless you refinance into a conventional loan.