Written by the Simply Approved Mortgages editorial team
Reviewed for program accuracy by our Simply Approved Mortgages underwriting desk — Licensed mortgage originators (NMLS) — Colorado & Florida. We summarize published federal program rules; we do not set them. This article is educational and is not a quote, approval, or commitment to lend.
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What Are FHA Loan Limits?
An FHA loan limit is the largest base loan amount FHA will insure in a county for a given number of units. HUD sets limits every year as a percentage of the Federal Housing Finance Agency conforming loan limit: the low-cost floor is 65% of it and the high-cost ceiling is 150%. Counties between the two get a limit based on local median home prices. The limit caps the loan amount, not the purchase price, so you can buy above the limit if you cover the difference with a larger down payment.
2026 National FHA Limits by Unit Count
| Units | Low-cost floor | High-cost ceiling |
|---|---|---|
| 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 |
*Source: HUD Mortgagee Letter 2025-23, CY 2026 forward mortgage limits. Reviewed September 2026. A few non-contiguous areas have separate special-exception limits.*
How Limits Work in Florida and Colorado
Florida and Colorado both have counties at the national floor and higher-cost counties above it. In Colorado, mountain-resort and Front Range metro counties tend to be above the floor, while many rural counties use it. In Florida, several coastal metro counties are above the floor and many inland counties use it. Because limits change every January and differ by county, we do not quote county figures here; use HUD's lookup or our FHA loan limits page for the current number.
How to Find Your County's Limit
- Open the HUD FHA mortgage limits lookup.
- Choose "FHA Forward," the state, and the county.
- Read the limit for the number of units you plan to buy (a duplex is two units).
The limit is based on the county where the property sits, not where you live now.
What the Limit Means for Your Budget
The FHA limit sets your maximum base loan amount. Your down payment (at least 3.5% with a 580+ credit score or 10% at 500 to 579) comes on top, and the 1.75% upfront mortgage insurance premium can be financed above the base amount. Whether you qualify for the full limit depends on income, debts and lender underwriting, not the limit itself. Annual mortgage insurance applies at every loan size; see our FHA MIP calculator for how it is priced. These are FHA minimums; individual lenders may set higher credit-score requirements.
Example: Buying Above the Limit
Suppose your county's one-unit limit is the 2026 floor of $541,287 and you want a home priced at $600,000. The largest FHA base loan is $541,287, so you would need about $58,713 in cash (roughly 9.8% of the price) to cover the amount above the FHA limit, rather than the 3.5% FHA minimum down payment, plus closing costs. If that is not practical, options include a lower-priced home, down payment assistance, or a different loan type. This is arithmetic on HUD's published limit, not a loan offer.
Check Your Readiness
Knowing the limit is one step. Before you shop, review the FHA eligibility requirements for credit, income and occupancy.
FHA Rules vs Lender Overlays
HUD sets the limit. Lenders cannot lend above it on an FHA loan, but they may apply their own stricter credit or debt-to-income requirements (overlays). Simply Approved Mortgages is a mortgage broker in Florida and Colorado and compares FHA-approved lenders; it is not HUD or FHA.
For the insurance costs that apply within those limits, review FHA mortgage insurance costs.
Florida Resources for FHA Buyers
Statewide programs that commonly pair with an FHA first mortgage in Florida include Florida Assist (FL Assist) (Florida Housing Finance Corporation), Florida Homeownership Loan Program (FL HLP) Second Mortgage (Florida Housing Finance Corporation), Florida Hometown Heroes Housing Program (Florida Housing Finance Corporation). Eligibility, income limits and funding change, so confirm current terms with the program administrator. See our Florida down payment assistance programs for program details.
Colorado Resources for FHA Buyers
Statewide programs that commonly pair with an FHA first mortgage in Colorado include CHFA Down Payment Assistance Grant (Colorado Housing and Finance Authority), CHFA Second Mortgage Loan (Colorado Housing and Finance Authority), Colorado Housing Assistance Corporation (CHAC) (CHAC, Inc.). Eligibility, income limits and funding change, so confirm current terms with the program administrator. See our Colorado down payment assistance programs for program details.
Why Your County Limit Can Change Next January
HUD republishes FHA limits every year because they are tied to the Federal Housing Finance Agency conforming loan limit and to local median home prices. A county that sits at the floor one year can move above it the next if local prices rise enough, and a county already above the floor can move higher or hold flat. Limits apply by case number assignment date, so the limit that matters is the one in effect when your FHA case number is assigned, not when you first started shopping. If you are house hunting across a county line, check both counties, because two neighboring areas can have different maximums for the same home price.
Unit Count Changes the Math
The limits rise with the number of units, which is why a duplex, triplex or fourplex can be financeable with FHA when a single-family home at the same price is not. FHA still requires you to occupy one of the units as your primary residence, and rental income from the other units may be considered under HUD rules and lender requirements. Self-sufficiency tests apply to three- and four-unit properties, which means the projected rents must cover the mortgage payment under HUD's formula. That test, not just the limit, often decides whether a small multi-unit purchase works.
How This Fits the Full FHA Picture
The limit caps the loan; your approval still depends on the rest of the file. See the main guide to FHA loan eligibility requirements for the other factors lenders review.
Sources
These government publications are cited for FHA program background and general consumer education. FHA program rules described here are published by HUD and are not underwriting decisions; all loans remain subject to lender underwriting and approval. Simply Approved Mortgages LLC (NMLS #2620881) is a mortgage broker and is not HUD, FHA, or the CFPB, and is not affiliated with or endorsed by any government agency.
