FHA 2026 Loan Limits and Mortgage Insurance (MIP)
How big an FHA loan can be in 2026, and what FHA mortgage insurance costs.
Every item cites an official source (FHFA, Fannie Mae, Freddie Mac, HUD or VA) and the date we checked it. Last checked Oct 22, 2026.
Official, in effect FHA 2026 loan limits (case numbers from Jan 1, 2026)
Low-cost area "floor" / high-cost area "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. Your county's limit is somewhere from the floor to the ceiling.
Beginner tip: FHA can be a good fit for a 2-4 unit home you live in, with 3.5% down for most buyers.
Source: HUD Mortgagee Letter 2025-23, Dec 11, 2025 · HUD press release No. 25-145 · Checked Oct 22, 2026
Official, in effect FHA mortgage insurance (MIP): no change in 2026
The current rates come from Mortgagee Letter 2023-05 (effective March 20, 2023). The upfront MIP is 1.75% of the base loan. The annual MIP on a 30-year loan at or under the conforming limit is 0.55% with less than 5% down, or 0.50% with 5% or more down. We found no 2026 Mortgagee Letter changing these rates.
- 3.5% down = $10,500, so the base loan is $289,500 (96.5% LTV).
- Upfront MIP: 1.75% × $289,500 = $5,066.25.
- Annual MIP: 0.55% × $289,500 = $1,592.25 a year, about $132.69 a month.
Example numbers are for learning only. Your lender's figures will differ.
Source: HUD Mortgagee Letter 2023-05 · Checked Oct 22, 2026
General information only. Not legal, tax or financial advice. RentToolkit is not a lender, law firm or financial adviser. Mortgage rules change often and lenders can add stricter rules of their own ("overlays"), so confirm with the official source and a licensed loan officer before you act.