FHA Loan Limit Calculator

About the FHA Loan Limit Calculator

The Federal Housing Administration (FHA) insures mortgages with lower down payments and more flexible credit requirements than conventional loans. However, FHA loans are subject to county-level lending limits that cap the maximum loan amount the program will insure.

HUD updates the FHA floor and ceiling each year, and the exact limit varies by county and property type. Most counties sit closer to the floor, while expensive metros can reach the ceiling. The limit also changes for duplexes, triplexes, and four-plexes.

This calculator lets you enter your county's FHA limit and your intended purchase price to quickly see whether the loan amount (price minus down payment) falls within FHA guidelines. It also estimates the upfront mortgage insurance premium (UFMIP) of 1.75% and the annual MIP based on your loan-to-value ratio.

Use it as an FHA eligibility worksheet after you confirm the county limit for the property and year you are modeling.

When This Page Helps

FHA loans are among the most popular first-time-buyer programs because of their 3.5% minimum down payment. However, if your loan amount exceeds the county FHA limit, you'll need a conventional loan (which requires higher credit or a larger down payment) or a jumbo loan. This calculator helps you verify eligibility before you start house hunting and shows the full cost of FHA mortgage insurance so there are no surprises.

How to Use the Inputs

1. Enter the FHA loan limit for your county (check HUD's website or use the default floor).
2. Enter the home purchase price you're considering.
3. Set your down payment percentage (minimum 3.5% for FHA).
4. Review whether your loan amount is within the FHA limit.
5. See the estimated upfront and annual mortgage insurance premiums.

Example Calculation

Tips & Best Practices

• Check HUD's official lookup tool for your county's exact FHA limit each year.
• FHA limits increase for multi-unit properties: duplexes, triplexes, and fourplexes have higher caps.
• The 1.75% UFMIP is usually rolled into the loan, increasing your total financed amount.
• Annual MIP on FHA loans with less than 10% down lasts for the life of the loan.
• If your loan is just above the FHA limit, increasing the down payment can bring it within range.
• FHA requires a minimum 580 credit score for 3.5% down; scores 500–579 require 10% down.

Understanding FHA Loan Limits

FHA loan limits are set at the county level based on local median home prices. The floor applies to low-cost areas where median prices are below the national baseline, while the ceiling applies to high-cost metros. Limits also vary by property type, with higher caps for multi-unit properties that FHA-eligible buyers can purchase as owner-occupied investments.

FHA vs. Conventional Loans

FHA loans offer lower credit score requirements (580 for 3.5% down) and more lenient DTI ratios (up to 50% in some cases). The trade-off is mandatory mortgage insurance for the life of the loan (with less than 10% down) and lower loan limits. Conventional loans eliminate PMI at 20% equity and have higher limits, but typically require 620+ credit scores.

Strategies When Near the Limit

If the home you want to buy would put your loan just above the FHA limit, consider increasing your down payment, negotiating a lower price, or looking at homes in neighboring counties with higher limits. Some buyers also explore FHA 203(k) renovation loans to buy a less expensive home and finance improvements within the FHA limit.

Frequently Asked Questions

• What happens if my loan exceeds the FHA limit?

  You won't qualify for FHA financing at that amount. Your options are to increase the down payment to bring the loan under the cap, choose a less expensive home, or switch to a conventional or jumbo loan. Conventional loans have no government-imposed cap, though lenders set their own limits.

• How often do FHA limits change?

  FHA limits are updated annually, typically in December for the following year. They're based on a percentage of the conforming loan limit set by FHFA. When home prices rise nationally, both conforming and FHA limits tend to increase.

• Can I remove FHA mortgage insurance?

  If you put less than 10% down, MIP lasts for the entire loan term. If you put 10% or more down, MIP drops off after 11 years. Many borrowers refinance into a conventional loan once they reach 20% equity to eliminate mortgage insurance entirely.

• What is the difference between UFMIP and annual MIP?

  UFMIP (Upfront Mortgage Insurance Premium) is a one-time charge of 1.75% of the loan amount, usually financed into the loan. Annual MIP is an ongoing charge (0.50–0.55% for most borrowers) paid monthly as part of your mortgage payment. Both are required for all FHA loans.

• Do high-cost areas have higher FHA limits?

  Yes. HUD designates high-cost counties based on median home prices. These counties can have much higher FHA limits than the floor, and the ceiling is updated periodically. Check the HUD lookup for the county and property type you are modeling.

• Is FHA only for first-time buyers?

  No. While FHA loans are popular with first-time buyers due to low down payment requirements, repeat buyers can also use FHA financing. However, you generally cannot have two FHA loans at the same time unless you qualify for an exception (e.g., relocation or large family).