FHA Loan Limits by County: Texas, Oklahoma and Colorado
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FHA loan limits for 2026 range from $541,287 to $1,249,125 for a single-family home, depending on the county. Most of Texas and all of Oklahoma sit at the $541,287 floor. Dallas-Fort Worth ($563,500), Austin ($571,550), San Antonio ($557,750) and Colorado Springs ($541,650) are a little higher. The limits apply to case numbers assigned from January 1 through December 31, 2026.
Herring Bank is a direct mortgage lender serving Texas, Oklahoma and Colorado, with branches in Amarillo, Azle, Clarendon, Seymour, Vernon, Altus and Colorado Springs. Below we cover the county numbers, the 2-4 unit limits, how HUD sets them and what to do if the home you want costs more.
Checking whether a home fits under the FHA limit? A Herring loan officer can run the numbers on a specific address. Start your FHA pre-approval with Herring Bank.
Key Takeaways
- 1 unit (single-family): $541,287
- 2 units (duplex): $693,050
- 3 units (triplex): $837,700
- 4 units (fourplex): $1,041,125
What Are FHA Loan Limits?
An FHA loan limit is the largest base loan amount the Federal Housing Administration will insure in a given county. HUD sets a limit for each county or metro area every year, for one-, two-, three- and four-unit homes. If the loan you need is above the limit, the loan can’t be FHA-insured, even if you otherwise qualify.
A few points that trip people up:
- The limit caps the loan, not the price. You can buy a home that costs more than the limit as long as you pay the difference in cash. The base loan itself can’t go over the county number.
- The upfront mortgage insurance premium can sit on top. HUD Handbook 4000.1 says loan limits and LTV caps apply to the base loan amount before the upfront mortgage insurance premium (UFMIP) is financed. The 1.75% UFMIP can be added on top of a loan that is already at the limit.
- The limit follows the property, not you. What counts is the county the home is in, not where you live today.
- Your own maximum may be lower. The county limit is a ceiling. Your income, debts, credit score and down payment decide how much you can actually borrow, and that is often well under the limit in Panhandle and Oklahoma markets.
New to FHA financing? Our guide to what an FHA loan is and how to qualify covers the basics.
2026 FHA Loan Limits at a Glance
HUD lists the current figures on its FHA lender page and published the 2026 limits in Mortgagee Letter 2025-23 on December 11, 2025. The national floor is 65% of the FHFA conforming loan limit, and the national ceiling is 150% of it. For 2026, FHFA set the baseline conforming limit at $832,750.
| Property type | 2026 floor (low-cost areas) | 2026 ceiling (high-cost areas) |
|---|---|---|
| 1 unit (single-family) | $541,287 | $1,249,125 |
| 2 units (duplex) | $693,050 | $1,599,375 |
| 3 units (triplex) | $837,700 | $1,933,200 |
| 4 units (fourplex) | $1,041,125 | $2,402,625 |
Alaska, Hawaii, Guam and the U.S. Virgin Islands have a higher ceiling ($1,873,625 for one unit) to reflect construction costs. They don’t affect Texas, Oklahoma or Colorado buyers.
FHA loan limits for a duplex: if you buy a 2-4 unit property with FHA, you must live in one of the units. The floor for a duplex is $693,050 in 2026, and rent from the other unit may help you qualify under FHA’s rental income rules.
Texas FHA Loan Limits by County
HUD’s 2026 list of areas above the floor names only five groups of Texas counties. Every other Texas county uses the $541,287 floor for a single-family home. That includes Harris County (Houston), El Paso, Lubbock, Wichita Falls and all of the Panhandle.
| Texas metro or county | Counties covered | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|---|
| Dallas-Fort Worth-Arlington | Collin, Dallas, Denton, Ellis, Hunt, Johnson, Kaufman, Parker, Rockwall, Tarrant, Wise | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Austin-Round Rock-San Marcos | Bastrop, Caldwell, Hays, Travis, Williamson | $571,550 | $731,700 | $884,450 | $1,099,150 |
| San Antonio-New Braunfels | Atascosa, Bandera, Bexar, Comal, Guadalupe, Kendall, Medina, Wilson | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Glasscock County (non-metro) | Glasscock | $813,050 | $1,040,850 | $1,258,150 | $1,563,600 |
| Houston-Pasadena-The Woodlands | Harris and surrounding metro counties | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Amarillo (Potter, Randall and metro counties) | Includes Herring’s Amarillo market | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Donley (Clarendon), Baylor (Seymour), Wilbarger (Vernon) | Herring branch counties | $541,287 | $693,050 | $837,700 | $1,041,125 |
| All other Texas counties | Floor | $541,287 | $693,050 | $837,700 | $1,041,125 |
FHA loan limits in Dallas County and Tarrant County: $563,500 for a single-family home. Azle straddles Tarrant and Parker counties, and both use the same DFW figure. FHA loan limits in Travis County: $571,550, the highest metro limit in Texas this year.
Buying in Texas? See the program details on our Texas FHA loans page.
Worked Example: A $600,000 Home in Dallas County
Say you are buying a $600,000 home in Dallas County with an FHA loan. FHA’s standard 3.5% down payment would mean a $579,000 base loan, which is over the $563,500 limit. Here is how the numbers change:
| Item | Amount |
|---|---|
| Purchase price | $600,000 |
| Maximum FHA base loan (Dallas County limit) | $563,500 |
| Required down payment | $36,500 (about 6.1%) |
| Upfront MIP (1.75% of base loan), financed | $9,861 |
| Total loan amount | $573,361 |
| Principal and interest at an assumed 6.25%, 30 years | about $3,530/month |
| Annual MIP at 0.50% (LTV just under 94%), first-year estimate | about $235/month |
| Property taxes at an assumed 2.1% of price | about $1,050/month |
| Homeowners insurance (assumed $3,600/year) | $300/month |
| Estimated total payment | about $5,115/month |
The highest price you can pay in Dallas County with the minimum 3.5% down is about $583,900 (because $583,900 x 96.5% = $563,500). Above that, every extra dollar of price is an extra dollar of down payment. Rates, taxes and insurance here are illustrations only. Your Loan Estimate will show your actual figures.
Want to see your own numbers? Tell us the county and price you’re looking at and we’ll show you the FHA limit, the down payment and the payment. Check your FHA eligibility with Herring Bank.
Oklahoma and Colorado FHA Loan Limits
FHA Loan Limits in Oklahoma
No Oklahoma county appears on HUD’s 2026 list of areas above the floor, so every county in the state uses the floor:
| Oklahoma area | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Oklahoma City (Oklahoma County) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Tulsa (Tulsa County) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Lawton (Comanche County) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Altus (Jackson County) | $541,287 | $693,050 | $837,700 | $1,041,125 |
For context, HUD’s lookup lists median sale prices of $253,000 in Oklahoma County, $142,000 in Comanche County and $138,000 in Jackson County. In most of Oklahoma the FHA limit is far above what buyers actually borrow, so income and debt-to-income ratio matter much more than the limit.
FHA Loan Limits in Colorado Springs and the Rest of Colorado
| Colorado area | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Colorado Springs (El Paso and Teller counties) | $541,650 | $693,400 | $838,150 | $1,041,650 |
| Denver-Aurora-Centennial (Adams, Arapahoe, Broomfield, Clear Creek, Denver, Douglas, Elbert, Gilpin, Jefferson, Park) | $862,500 | $1,104,150 | $1,334,700 | $1,658,700 |
| Boulder County | $879,750 | $1,126,250 | $1,361,350 | $1,691,850 |
| Fort Collins-Loveland (Larimer) | $634,800 | $812,650 | $982,300 | $1,220,800 |
| Greeley (Weld) | $575,000 | $736,100 | $889,800 | $1,105,800 |
| Eagle, Garfield and Pitkin counties | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Other Colorado mountain counties also sit above the floor, including Summit and Lake ($1,092,500), Routt and Moffat ($1,089,050) and San Miguel ($1,045,350). Montrose County dropped to the floor for 2026 after an MSA change. If you’re buying in Colorado, check the exact county in HUD’s FHA Mortgage Limits lookup.
How HUD Calculates FHA Loan Limits
HUD follows a formula in the National Housing Act:
- Start with local home prices. HUD sets a limit for each metro area and county based on median house prices. In a metro area, the limit comes from the county with the highest median price.
- Apply 115%. The area limit is generally 115% of that median price. HUD’s lookup shows a $471,000 median for El Paso County, Colorado, and $471,000 x 115% = $541,650, which is the Colorado Springs limit.
- Keep it inside the floor and ceiling. No area can go below 65% of the conforming limit ($541,287) or above 150% of it ($1,249,125).
- Scale up for more units. Two-, three- and four-unit limits are set in fixed proportion to the one-unit figure.
Some limits don’t move in a given year. HUD’s lookup shows the DFW limit as last revised January 1, 2024, and the Austin limit as last revised January 1, 2023. Those areas kept their earlier, higher limits for 2026 instead of being recalculated down from today’s medians.
How FHA Limits Compare With Conforming and Jumbo Limits
| Loan type | 2026 limit in most Texas and Oklahoma counties | Mortgage insurance |
|---|---|---|
| FHA | $541,287 (higher in DFW, Austin, San Antonio) | UFMIP 1.75% plus annual MIP |
| Conventional (conforming) | $832,750 | PMI if under 20% down, removable |
| Jumbo | Above $832,750 | Usually none, with larger down payment |
What If the Home Costs More Than the FHA Limit?
You have four realistic options:
- Put more down. Keep FHA and cover the gap in cash, as in the Dallas County example above. This works when the gap is small.
- Switch to a conventional loan. The 2026 conforming limit is $832,750 in most counties, well above the FHA limit in every Texas metro. With good credit, a conventional home loan can also cost less over time because PMI can be removed and FHA’s annual MIP usually can’t with under 10% down.
- Look at a jumbo loan. For prices above the conforming limit, a jumbo loan is the usual route. Our guide to Texas jumbo loan limits by county explains where conforming ends.
- Negotiate or ask for seller concessions. A lower contract price lowers the loan you need. Seller-paid closing costs don’t change the loan limit, but they free up cash for the down payment.
Don’t forget the costs that come with FHA: MIP adds to the payment for 11 years or the life of the loan, depending on your down payment. If you’re still deciding how much to put down, see how much down payment you need for a house.
Do FHA Loan Limits Apply to Refinances?
Yes for most of them. FHA cash-out and rate-and-term refinances must stay within the county limit. The exception is the FHA streamline refinance: HUD’s handbook exempts streamlines from the nationwide mortgage limits because the new loan can’t be larger than the existing one. Read more in our guide to the FHA streamline refinance.
When Are Next Year’s FHA Loan Limits Announced?
HUD usually publishes the next year’s limits in late November or December, shortly after FHFA announces the new conforming limit. The 2026 limits came out on December 11, 2025, two weeks after FHFA’s November 25 announcement. The new limits apply to FHA case numbers assigned on or after January 1.
That timing matters if you’re under contract near year-end. The limit that applies is the one in effect on the date your lender orders the FHA case number, not your closing date. We’ll update this page when HUD posts the 2027 figures.
FHA Loan Requirements That Matter as Much as the Limit
Fitting under the county limit is only the first test. HUD Handbook 4000.1 also sets these rules:
- Credit score: 580 or higher for the 96.5% maximum financing; 500-579 is limited to 90% LTV. Herring’s FHA loan page lists a 580 minimum.
- Occupancy: the home must be your primary residence.
- Mortgage insurance: 1.75% upfront plus annual MIP. Under Mortgagee Letter 2023-05, most 30-year FHA loans of $726,200 or less pay 0.50% a year (0.55% above 95% LTV). With less than 10% down, MIP lasts for the life of the loan.
- Debt-to-income: Herring’s Texas FHA page describes typical ratios of 31% housing and 43% total, with exceptions up to 46.99% and 56.99% with strong compensating factors.
- Property standards: the home must meet FHA’s minimum property requirements on the appraisal.
Herring Bank NMLS #415783. Equal Housing Lender. This article is general information, not a commitment to lend. Loan limits, MIP rates and program rules are set by HUD and can change. All loans are subject to credit approval, property eligibility and underwriting.
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This article is for educational purposes only and does not constitute financial, legal, or tax advice. It is not a commitment to lend. Loan programs, rates, and eligibility requirements are subject to change without notice. Consult a qualified professional before making financial decisions.
