Check FHA loan limits for your county. Enter the home price and down payment to see if your loan falls within FHA limits and estimate your MIP costs.
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.
For 2025, the FHA floor (low-cost areas) is $524,225 for a single-family home, while the ceiling (high-cost areas) is $1,209,750. Most counties fall at or near the floor, but expensive metros like San Francisco, New York, and Honolulu can reach the ceiling. The limit also varies by property type: single-family, duplex, triplex, or four-plex.
This calculator lets you enter your county's FHA limit and your intended purchase price to instantly 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.
Homebuyers, investors, and real-estate professionals all benefit from precise fha loan limit figures when evaluating properties, negotiating deals, or planning long-term investment strategies. Save this calculator and revisit it whenever market conditions or your financial situation changes.
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.
Loan Amount = Purchase Price − Down Payment Within Limit = Loan Amount ≤ County FHA Limit UFMIP = Loan Amount × 1.75% Total Loan = Loan Amount + UFMIP (financed) Annual MIP = Loan Amount × MIP Rate (0.50–0.55% for most borrowers) Monthly MIP = Annual MIP / 12
Result: Loan = $337,750 (within limit) | UFMIP = $5,911 | Monthly MIP = $155
On a $350,000 home with 3.5% down ($12,250), the base loan is $337,750, well within the $524,225 FHA floor. The 1.75% UFMIP adds $5,911, bringing the financed total to $343,661. Annual MIP at 0.55% is $1,858/year or $155/month.
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 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.
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.
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.
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.
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.
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.
Yes. HUD designates high-cost counties based on median home prices. These counties can have limits up to $1,209,750 (the 2025 ceiling), which is 150% of the conforming loan limit. About 70 counties qualify for limits above the floor.
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).