Conforming Loan Limits 2026 by County
The 2026 baseline conforming loan limit is $832,750 for a one-unit home in most of the country, but 10 of the 18 states I'm licensed in have counties with higher limits. In those high-cost counties, you can borrow more before your loan becomes a jumbo loan. Below is the exact figure for every above-baseline county in my licensed states, generated from the official FHFA loan limit data.
Why this matters: a conforming loan follows Fannie Mae and Freddie Mac guidelines and generally comes with easier qualification and competitive rates. The moment your loan amount crosses the limit for your county, it becomes a jumbo loan with stricter requirements. Knowing your county's exact limit tells you whether you're shopping for a conforming or a jumbo loan, which changes your down payment, credit, and reserve requirements. Most buyers assume there's one national number. There isn't. It's county by county.
The 2026 baseline and high-cost ceiling
In every county not listed further down, the 2026 baseline applies. In the most expensive counties, limits go up to a ceiling of 150% of the baseline. Two- to four-unit properties carry higher limits because the extra units support a larger loan.
| Limit | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Baseline (most counties) | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| High-cost ceiling | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
High-cost counties by state
Colorado (20 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Eagle | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Garfield, Pitkin | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Lake, Summit | $1,092,500 | $1,398,600 | $1,690,600 | $2,101,000 |
| Moffat, Routt | $1,089,050 | $1,394,200 | $1,685,250 | $2,094,350 |
| San Miguel | $994,750 | $1,273,450 | $1,539,350 | $1,913,000 |
| Grand | $883,200 | $1,130,650 | $1,366,700 | $1,698,500 |
| Boulder | $879,750 | $1,126,250 | $1,361,350 | $1,691,850 |
| Adams, Arapahoe, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, Park | $862,500 | $1,104,150 | $1,334,700 | $1,658,700 |
Virginia (18 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Alexandria City, Arlington, Clarke, Culpeper, Fairfax, Fairfax City, Falls Church City, Fauquier, Fredericksburg City, Loudoun, Manassas City, Manassas Park City, Prince William, Rappahannock, Spotsylvania, Stafford, Warren | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Madison | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
California (17 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Alameda, Contra Costa, Los Angeles, Marin, Orange, San Benito, San Francisco, San Mateo, Santa Clara, Santa Cruz | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Diego | $1,104,000 | $1,413,350 | $1,708,400 | $2,123,100 |
| Ventura | $1,035,000 | $1,325,000 | $1,601,600 | $1,990,450 |
| Napa | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| San Luis Obispo | $1,000,500 | $1,280,850 | $1,548,250 | $1,924,100 |
| Monterey | $994,750 | $1,273,450 | $1,539,350 | $1,913,000 |
| Santa Barbara | $941,850 | $1,205,750 | $1,457,450 | $1,811,300 |
| Sonoma | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 |
Tennessee (14 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Cannon, Cheatham, Davidson, Dickson, Hickman, Macon, Maury, Robertson, Rutherford, Smith, Sumner, Trousdale, Williamson, Wilson | $1,029,250 | $1,317,650 | $1,592,700 | $1,979,350 |
Hawaii (5 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Kalawao, Maui | $1,299,500 | $1,663,600 | $2,010,950 | $2,499,100 |
| Hawaii, Honolulu, Kauai | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Utah (4 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Summit, Wasatch | $1,150,000 | $1,472,250 | $1,779,600 | $2,211,600 |
| Wayne | $997,050 | $1,276,400 | $1,542,900 | $1,917,450 |
| Grand | $839,500 | $1,074,700 | $1,299,100 | $1,614,450 |
Washington (3 counties above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| King, Pierce, Snohomish | $1,063,750 | $1,361,800 | $1,646,100 | $2,045,700 |
Florida (1 county above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Monroe | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Idaho (1 county above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Teton | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Pennsylvania (1 county above baseline)
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Pike | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
The other states I serve
In Alabama, Arizona, Iowa, Kansas, Kentucky, Missouri, Oregon, and Texas, every county sits at the 2026 baseline of $832,750 for a one-unit home. There are no high-cost counties in these states, so any one-unit loan above $832,750 is a jumbo loan statewide.
2026 FHA loan limits
FHA limits are calculated from the conforming baseline. The floor, which applies in most counties, is 65% of the conforming baseline. The ceiling in high-cost areas matches the conforming ceiling. Every other county falls between the two based on local median home prices, and our FHA loan calculator reads each county's exact limit.
| FHA limit | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Floor (most counties) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| High-cost ceiling | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Hawaii is the one state I serve where FHA limits vary widely county to county:
| Hawaii county (FHA) | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Hawaii | $586,500 | $750,800 | $907,550 | $1,127,900 |
| Honolulu | $828,000 | $1,060,000 | $1,281,300 | $1,592,350 |
| Kalawao | $1,299,500 | $1,663,600 | $2,010,950 | $2,499,100 |
| Kauai | $1,110,900 | $1,422,150 | $1,719,050 | $2,136,400 |
| Maui | $1,299,500 | $1,663,600 | $2,010,950 | $2,499,100 |
See our FHA loans page for down payment, credit, and mortgage insurance details.
VA loans: no limit with full entitlement
This generates confusion every year, so it's worth stating plainly: if you have full VA entitlement, there is no VA loan limit. You can borrow whatever you qualify for based on income and credit, with no down payment. The conforming limit does not cap you.
Limits only come back into the picture with partial entitlement, meaning you have another VA loan outstanding or a prior VA loan that hasn't been restored. In that case your remaining entitlement is calculated against the conforming limit for your county. More on how that works on our VA loans page.
What these limits mean for you
Structure your down payment around the line. Whether you need a jumbo loan depends on the loan amount, not the price. If your loan amount is at or below your county's limit, you're looking at a conforming loan with easier qualification and competitive pricing. If it's just above, a slightly larger down payment can bring it back under. If you're close to the threshold, I can run both options side by side.
Two- to four-unit buyers get more room. If you live in one unit and rent the others, you can finance up to $1,066,250 on a duplex, $1,288,800 on a triplex, and $1,601,750 on a fourplex in a baseline county with conforming owner-occupied terms, and more in high-cost counties.
Existing jumbo borrowers may be able to refinance into conforming. If your current balance now falls within your county's limit, a refinance could lower your rate and remove jumbo requirements.
What about 2027 loan limits?
The 2027 figures have not been published yet, so this page shows the 2026 limits, which remain in effect. FHFA typically announces the next year's baseline and county-level limits in late November, and HUD follows with FHA limits shortly after. This page reads from the official data and will show the 2027 figures once they are published.
A few things hold true every year, whatever the new numbers turn out to be. The baseline moves with the annual change in national home prices. High-cost counties are capped at 150% of the new baseline, and each county lands between the two based on local median prices. FHA limits follow the same baseline: the floor is 65% of it and the ceiling is 150%. And if you have full VA entitlement, none of these limits cap you.
Announced is not the same as effective. New limits apply to loans delivered to Fannie Mae and Freddie Mac in the new year, and lenders begin honoring them at different points between the announcement and January depending on their own policies. If you're under contract with a loan amount between this year's limit and next year's, ask your lender specifically when they will honor the new figure.
Until the new limits take effect, a loan in that in-between band will not receive A/E findings from automated underwriting (A/I findings can generally still proceed), and it will not receive a PIW or ACE appraisal waiver, so plan on a full appraisal.
Figures verified July 2026 against FHFA 2026 conforming limits + HUD 2026 FHA forward limits (203B). For how these limits fit alongside every other loan program, explore the full loan types hub.
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Frequently Asked Questions
What is the 2026 conforming loan limit?
The 2026 baseline conforming loan limit is $832,750 for a one-unit property in most counties. Two- to four-unit properties have higher limits: $1,066,250 for two units, $1,288,800 for three, and $1,601,750 for four. High-cost counties have higher limits, up to a standard ceiling of $1,249,125 for one unit, with special-exception areas (Kalawao, HI and Maui, HI) slightly above that at $1,299,500.
What is the high-cost area limit for 2026?
High-cost county limits are set at up to 150% of the baseline. For 2026 the standard ceiling is $1,249,125 for a one-unit home, $1,599,375 for two units, $1,933,200 for three, and $2,402,625 for four. Each county lands somewhere between the baseline and the ceiling based on local median home prices. The tables on this page list every above-baseline county in the 18 states I serve.
How do I know if I need a jumbo loan?
Compare your loan amount, not your purchase price, to your county's limit. At or below the limit, it's a conforming loan. Above it, it's a jumbo loan with stricter requirements. If your county isn't in the tables on this page, your one-unit limit is the $832,750 baseline.
Why do loan limits vary by county?
FHFA sets higher limits in areas where median home prices are high, so buyers in expensive markets can still access conforming financing rather than being pushed into jumbo loans.
Do conforming loan limits change every year, and when do new limits take effect?
Yes. FHFA updates the limits every year based on the change in national home prices, and typically announces the next year's figures in late November. HUD follows with FHA limits. New limits apply to loans delivered to Fannie Mae and Freddie Mac in the new year, and lenders start honoring them at different points depending on their own policies, so ask your lender when they will apply a new figure. This page shows the 2026 limits.
What are the 2026 FHA loan limits?
FHA limits are set from the conforming baseline. The FHA floor, which applies in most counties, is $541,287 for a one-unit home in 2026, which is 65% of the conforming baseline. The FHA ceiling in high-cost areas is $1,249,125, matching the conforming ceiling. County figures fall between the two based on local median home prices.
Do conforming loan limits affect VA loans?
Not if you have full entitlement. Veterans with full entitlement can borrow whatever they qualify for with no down payment and no loan limit. Limits only apply with partial entitlement, meaning another VA loan is outstanding or a prior one has not been restored, in which case remaining entitlement is calculated against the conforming limit for your county.
What is the conforming loan limit in Florida?
Most Florida counties use the 2026 baseline of $832,750 for a one-unit home. The exception is Monroe at $1,249,125.
What is the conforming loan limit in Hawaii?
Every Hawaii county is above the baseline for 2026: Kalawao and Maui at $1,299,500 and Hawaii, Honolulu, and Kauai at $1,249,125 for a one-unit home.
Can I get an appraisal waiver if my loan is above this year's limit but within next year's?
Not until the new limits take effect. In the window between FHFA's announcement and the effective date, loans that exceed the current year's limits will not receive a PIW or ACE appraisal waiver, so plan on a full appraisal. They also will not receive A/E findings, though a loan receiving A/I findings for exceeding the current limits can generally still proceed.
Emmett Clark
Licensed Mortgage Loan Officer · NMLS #233747 · 20+ Years Experience
This article has been reviewed for accuracy by Emmett Clark, a licensed mortgage professional serving homebuyers across 18 states including California, Texas, Florida, Arizona, and Colorado. Last updated: October 7, 2026.
About Emmett NMLS #233747
Emmett Clark (NMLS #233747) is a licensed mortgage professional with 20+ years of experience helping families achieve their homeownership dreams. Licensed in 18 states nationwide, Emmett specializes in finding the right mortgage solution for each client's unique situation. Powered by Loan Factory, Emmett provides access to competitive rates and a wide variety of loan programs including conventional, FHA, VA, jumbo, and down payment assistance programs.
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