2026 Conforming Loan Limits by County: High-Cost Areas in the 18 States I Serve
The 2026 baseline conforming loan limit is $832,750 in most of the country, but 9 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. Here's the exact figure for every above-baseline county in my licensed states, straight from the official FHFA table.
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 baseline: In every county not listed below, the 2026 one-unit conforming limit is $832,750. Anything above that is a jumbo loan in those areas.
California (17 counties above baseline)
The Bay Area and Los Angeles metros hit the national ceiling. Coastal and wine-country counties fall in between.
| County | 2026 One-Unit Limit |
|---|---|
| Alameda, Contra Costa, Los Angeles, Marin, Orange, San Benito, San Francisco, San Mateo, Santa Clara, Santa Cruz | $1,249,125 |
| San Diego | $1,104,000 |
| Ventura | $1,035,000 |
| Napa | $1,017,750 |
| San Luis Obispo | $1,000,500 |
| Monterey | $994,750 |
| Santa Barbara | $941,850 |
| Sonoma | $897,000 |
Colorado (20 counties above baseline)
The ski-resort counties carry the highest limits in the state, well above the Denver metro.
| County | 2026 One-Unit Limit |
|---|---|
| Eagle (Vail) | $1,249,125 |
| Garfield, Pitkin (Aspen) | $1,209,750 |
| Lake, Summit (Breckenridge) | $1,092,500 |
| Moffat, Routt (Steamboat Springs) | $1,089,050 |
| San Miguel (Telluride) | $994,750 |
| Grand | $883,200 |
| Boulder | $879,750 |
| Adams, Arapahoe, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, Park (Denver metro) | $862,500 |
Tennessee (14 counties above baseline)
The entire Nashville metro area shares one elevated limit.
| County | 2026 One-Unit Limit |
|---|---|
| Cannon, Cheatham, Davidson, Dickson, Hickman, Macon, Maury, Robertson, Rutherford, Smith, Sumner, Trousdale, Williamson, Wilson (Nashville metro) | $1,029,250 |
Virginia (18 counties and cities above baseline)
Northern Virginia's DC-metro counties all hit the national ceiling.
| County / City | 2026 One-Unit Limit |
|---|---|
| Arlington, Clarke, Culpeper, Fairfax, Fauquier, Loudoun, Prince William, Rappahannock, Spotsylvania, Stafford, Warren, plus the cities of Alexandria, Fairfax, Falls Church, Fredericksburg, Manassas, Manassas Park (DC metro) | $1,249,125 |
| Madison | $1,209,750 |
Hawaii (all counties above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| Maui, Kalawao | $1,299,500 |
| Hawaii, Honolulu, Kauai | $1,249,125 |
Utah (4 counties above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| Summit, Wasatch (Park City / Heber ski country) | $1,150,000 |
| Wayne | $997,050 |
| Grand (Moab) | $839,500 |
Washington (3 counties above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| King, Pierce, Snohomish (Seattle-Tacoma-Bellevue) | $1,063,750 |
Pennsylvania (1 county above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| Pike | $1,209,750 |
Florida (1 county above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| Monroe (Key West / Key Largo) | $990,150 |
Idaho (1 county above baseline)
| County | 2026 One-Unit Limit |
|---|---|
| Teton (Jackson Hole area) | $1,249,125 |
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. There are no high-cost counties in these states, so any loan above $832,750 is a jumbo loan statewide.
What to do with this
Find your county above. If your loan amount is at or below your county's limit, you're looking at a conforming loan with the easier qualification and competitive pricing that comes with it. If it's above, you're in jumbo territory, and it's worth knowing the jumbo requirements before you shop. If your county isn't listed, your limit is the $832,750 baseline. Either way, I can tell you exactly which side of the line your specific scenario falls on and run both options if you're close to the threshold.
For how these limits fit alongside every other loan program, explore the full loan types hub.
Verified against the official 2026 FHFA Loan Limit Look-Up Table. These figures are refreshed each January when the FHFA publishes the following year's limits.
Frequently Asked Questions
What is the 2026 conforming loan limit?
The baseline is $832,750 for a one-unit property in most counties. High-cost counties have higher limits, up to a national ceiling of $1,249,125, with a few special-exception areas (like Maui) slightly above that.
How do I know if I need a jumbo loan?
Compare your loan amount to your county's limit. At or below the limit, it's conforming. Above it, it's a jumbo loan with stricter requirements. Your county's exact limit is in the tables above.
Why do loan limits vary by county?
The 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 these limits change every year?
Yes. The FHFA updates them each year based on national home-price changes. These are the 2026 figures, effective for the calendar year.
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: July 14, 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, and down payment assistance programs.
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