When you are shopping for a home in Texas with an FHA mortgage, the county line you cross can change how much you are allowed to borrow by tens of thousands of dollars.
This guide breaks down the 2026 FHA loan limits Texas homebuyers face across all 254 counties, including the higher caps in the Austin, Dallas–Fort Worth, and San Antonio metro areas and the standard floor used in Houston and the rest of the state.
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You will see the exact 1-to-4 unit borrowing caps for your county, learn how FHA loan limits work with your down payment, and find out what to do if the home you want costs more than your local limit.
2026 National FHA Floor and Ceiling Limits
Every year, the U.S. Department of Housing and Urban Development (HUD) sets the minimum and maximum mortgage amounts the Federal Housing Administration will insure. Under Mortgagee Letter 2025-23, the texas fha loan limits 2026 buyers use took effect for FHA case numbers assigned on or after January 1, 2026.
HUD establishes a national "floor" for low-cost areas and a national "ceiling" for the highest-cost housing markets in the country, scaling the limits by the number of living units in the property (from a single-family house up to a fourplex). Because these figures are updated annually, they represent the current published limits for 2026, and buyers should always confirm their exact numbers with a participating lender.
| Property Size | 2026 National Floor (Low-Cost Areas) | 2026 National Ceiling (High-Cost Areas) |
|---|---|---|
| 1-Unit | $541,287 | $1,249,125 |
| 2-Unit | $693,050 | $1,599,375 |
| 3-Unit | $837,700 | $1,933,200 |
| 4-Unit | $1,041,125 | $2,402,625 |
No county in Texas reaches the national ceiling, and the vast majority of the state uses the national floor. However, HUD's lookup shows 25 Texas counties with published limits above the $541,287 single-family floor.
2026 Texas FHA Loan Limits by County (Counties Above the Floor)
When you look up fha loan limits by county texas data in HUD's database for 2026, exactly 25 of Texas's 254 counties sit above the national floor. Twenty-four of those counties belong to three major metropolitan statistical areas (MSAs): Austin–Round Rock–San Marcos, Dallas–Fort Worth–Arlington, and San Antonio–New Braunfels.
In HUD's 2026 data, every county in each of these three metro areas shows the same cap. For instance, the fha loan limit austin buyers get ($571,550 for a one-unit home) applies equally in Travis, Williamson, Hays, Bastrop, and Caldwell counties, while the fha loan limit dallas buyers use ($563,500 for a one-unit home) applies across all 11 counties in the DFW metroplex.
The table below lists every Texas county above the floor for calendar year 2026, grouped by metro area, using data from HUD's FHA Mortgage Limits lookup tool.
| County | Metro Area (per HUD) | 1-Unit Limit | 2-Unit Limit | 3-Unit Limit | 4-Unit Limit |
|---|---|---|---|---|---|
| Bastrop | Austin–Round Rock–San Marcos | $571,550 | $731,700 | $884,450 | $1,099,150 |
| Caldwell | Austin–Round Rock–San Marcos | $571,550 | $731,700 | $884,450 | $1,099,150 |
| Hays | Austin–Round Rock–San Marcos | $571,550 | $731,700 | $884,450 | $1,099,150 |
| Travis | Austin–Round Rock–San Marcos | $571,550 | $731,700 | $884,450 | $1,099,150 |
| Williamson | Austin–Round Rock–San Marcos | $571,550 | $731,700 | $884,450 | $1,099,150 |
| Collin | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Dallas | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Denton | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Ellis | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Hunt | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Johnson | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Kaufman | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Parker | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Rockwall | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Tarrant | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Wise | Dallas–Fort Worth–Arlington | $563,500 | $721,400 | $872,000 | $1,083,650 |
| Atascosa | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Bandera | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Bexar | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Comal | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Guadalupe | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Kendall | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Medina | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Wilson | San Antonio–New Braunfels | $557,750 | $714,000 | $863,100 | $1,072,600 |
| Glasscock | Non-Metro | $813,050 | $1,040,850 | $1,258,150 | $1,563,600 |
Note on Glasscock County
HUD's 2026 lookup tool lists Glasscock County (a non-metro county in West Texas) with a one-unit FHA limit of $813,050, based on a HUD median sale price of $707,000 revised on January 1, 2026. Because this figure is unusually high for a rural non-metro county, any buyer or lender working on a transaction in Glasscock County should confirm the limit directly with HUD and their participating lender before relying on it.
All Other 229 Texas Counties Use the Standard Floor Limit
If your county is not listed in the table above, it uses the 2026 national floor limit: $541,287 for a 1-unit home, $693,050 for a 2-unit home, $837,700 for a 3-unit home, and $1,041,125 for a 4-unit home.
Notably, the entire Houston–Pasadena–The Woodlands metro area—including Harris, Fort Bend, Montgomery, Galveston, and Brazoria counties—is at the $541,287 one-unit floor for 2026. Other populous or frequently searched counties confirmed at the $541,287 floor include El Paso, Hidalgo, Cameron, Lubbock, Nueces, McLennan, Bell, Midland, Ector, Smith, Brazos, Gillespie (Fredericksburg area), and Hood (Granbury area, which is not part of the DFW metro definition).
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How FHA Loan Limits Work in Practice
One of the most common misunderstandings among first-time buyers is thinking the FHA loan limit is a purchase price cap. In reality, FHA loan limits cap your base loan amount, not the price of the house.
With FHA Loans in Texas, borrowers with a Minimum Decision Credit Score (MDCS) of 580 or higher qualify for maximum financing—a 96.5% loan-to-value (LTV) ratio, which equals a 3.5% minimum down payment. Borrowers with a credit score between 500 and 579 are capped at 90% LTV and need at least 10% down.
Here is how the county limit interacts with a 3.5% down payment on a single-family home in Texas's major markets:
| Market / County Tier | 2026 1-Unit FHA Base Loan Limit | Approx. Max Purchase Price with 3.5% Down | Minimum Down Payment at That Price (3.5%) |
|---|---|---|---|
| Austin Metro (Travis, Williamson, Hays, Bastrop, Caldwell) | $571,550 | $592,279 | $20,729 |
| DFW Metro (Dallas, Tarrant, Collin, Denton, and 7 others) | $563,500 | $583,937 | $20,437 |
| San Antonio Metro (Bexar, Comal, Guadalupe, and 5 others) | $557,750 | $577,979 | $20,229 |
| Standard Texas Floor (229 counties, including the Houston metro) | $541,287 | $560,919 | $19,632 |
If you want to buy a $600,000 home in Dallas County, you can still use an FHA loan—you simply have to put down the difference between the $600,000 purchase price and Dallas County's $563,500 base loan limit (which comes out to $36,500, or about 6.08% down). For a deeper look at credit, debt-to-income, and property rules, read our guide to Texas FHA Loan Requirements (2026).
How Upfront MIP Fits In
Every FHA purchase loan requires an Upfront Mortgage Insurance Premium (UFMIP) equal to 1.75% (175 basis points) of the base loan amount. According to HUD Handbook 4000.1, the UFMIP may be financed, and if it is financed, the entire amount must be financed.
On a $541,287 base loan in Harris County, for example, the UFMIP works out to about $9,472. Ask your lender to show how a financed UFMIP fits with your county's limit before you set your budget.
How Limits Apply to Multi-Unit Homes and FHA 203(k) Rehab Loans
FHA single-family programs allow you to buy a 1-to-4 unit property, provided at least one borrower moves into one of the units as a principal residence within 60 days of signing the security instrument and intends to live there for at least one year. Because multi-unit limits are substantially higher—reaching $1,041,125 for a fourplex even in floor counties—buyers who purchase a duplex, triplex, or fourplex have much higher borrowing ceilings (note that 3- and 4-unit properties must also pass FHA's self-sufficiency rental income test). Note also that a one-unit home with a single accessory dwelling unit (ADU) is still treated by HUD as a one-unit property.
If you are buying a fixer-upper using FHA 203(k) Loans in Texas, your total loan (purchase price plus financed renovation costs) is still strictly capped by your county's FHA mortgage limit. Whether you choose a Limited 203(k) (up to $75,000 in non-structural repairs) or a Standard 203(k), a one-unit 203(k) loan in Harris County cannot exceed $541,287, and one in Travis County cannot exceed $571,550.
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What If You Need to Borrow More Than the Texas FHA Limit?
If the home you want requires a loan amount above your county's FHA cap and you would rather not bring extra cash to cover the gap, you have strong alternatives among Texas Home Loan Options:
- Conventional Conforming Loans: For 2026, the Federal Housing Finance Agency (FHFA) set the baseline conforming loan limit for Fannie Mae and Freddie Mac at $832,750 for a 1-unit home across all 254 Texas counties (and up to $1,601,750 for a 4-unit home). That is about $261,000 to $291,000 more than the 1-unit FHA limit in every Texas county except Glasscock, whose HUD-listed FHA limit is $813,050. Compare the numbers in our guide to Texas Conforming Loan Limits by County (2026).
- VA Home Loans: If you are an eligible veteran, active-duty service member, or surviving spouse, VA Loans in Texas offer 0% down payment options and no monthly mortgage insurance, making them a top alternative when your purchase price outgrows FHA limits.
- Down Payment Assistance (DPA): If you are close to the FHA limit and need help covering your 3.5% down payment or closing costs, state and local programs can help bridge the gap. Keep in mind that programs run by the Texas Department of Housing and Community Affairs (TDHCA) and the Texas State Affordable Housing Corporation (TSAHC) have their own separate Texas Homebuyer Income & Purchase Price Limits that you must also meet. You can explore these options in our roundup of 58 Texas First-Time Home Buyer Grants & Programs (2026), which buyers access by applying through a participating lender.
When Will the 2027 Texas FHA Loan Limits Come Out?
As of October 26, 2026, HUD has not yet announced the 2027 FHA loan limits. HUD's online lookup tool currently lists only Calendar Years 2026, 2025, and 2024, and any 2027 FHA figures you see online right now are unofficial projections.
HUD announced the 2026 limits on December 11, 2025, so the 2027 floor, ceiling, and county limits may arrive around late November or December 2026. The 2026 limits on this page apply to FHA case numbers assigned on or after January 1, 2026, so confirm with your lender which year's limits apply to your case number.
Next Steps for Texas Homebuyers
Knowing your county's FHA loan limit is the fastest way to set a realistic home-shopping budget, whether you are targeting the $541,287 standard floor in Houston or the higher metro caps in Austin, Dallas–Fort Worth, or San Antonio. If you want to see how much home you qualify for—or compare an FHA loan side by side with conventional and down payment assistance options—our team can help you check your eligibility, compare your numbers, and get connected with the right path forward.
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