For 2026, the FHA loan limit for a one-unit home is $541,287 in Bell, Coryell, and McLennan counties and $571,550 in Williamson and Travis counties. These limits apply to FHA case numbers assigned on or after January 1, 2026. Nationally, one-unit FHA limits run from a $541,287 floor to a $1,249,125 ceiling.
I'm Taylor Ring, a Mortgage Loan Officer with Fairway Independent Mortgage Corporation (The Wood Group) in Belton. FHA questions come up with nearly every first-time buyer I talk to, and the county limit is usually the first one. Here's what the 2026 numbers are, where they come from, and how FHA's down payment and mortgage insurance rules fit around them.
Want to know what FHA loan amount fits you? Get Pre-Approved or Book a Free Consultation.
What an FHA Loan Limit Is
An FHA loan limit is the largest mortgage amount FHA will insure in a given area. It's a cap on the loan, not on the price of the home. HUD sets limits by metropolitan area and county, using the county with the highest median home price in that metro area. That's why Bell and Coryell share one number, and Williamson and Travis share another.
Limits reset each calendar year. HUD announced the 2026 figures in Mortgagee Letter 2025-23, dated December 11, 2025.
2026 FHA Loan Limits for Central Texas Counties
| County | HUD Metro Area | 1-Unit | 2-Unit | 3-Unit | 4-Unit |
|---|---|---|---|---|---|
| Bell | Killeen-Temple | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Coryell | Killeen-Temple | $541,287 | $693,050 | $837,700 | $1,041,125 |
| McLennan | Waco | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Williamson | 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 |
Source: HUD FHA Mortgage Limits lookup, CY2026, checked October 16, 2026.
A few takeaways:
- Bell, Coryell, and McLennan sit at the national FHA floor. That covers Temple, Belton, Killeen, Salado, and Waco.
- Williamson and Travis sit above the floor at the Austin metro limit. That covers Georgetown, Round Rock, Cedar Park, and Leander.
- HUD's lookup shows a median sale price of $288,000 for Bell and Coryell, $281,000 for McLennan, and $467,000 for Williamson and Travis.
The National FHA Floor and Ceiling
| 2026 FHA Limit | 1-Unit | 2-Unit | 3-Unit | 4-Unit |
|---|---|---|---|---|
| Floor (low-cost areas) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Ceiling (high-cost areas) | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Source: HUD Mortgagee Letter 2025-23.
The floor is 65% of the $832,750 national conforming loan limit, and the ceiling is 150% of it. That ties FHA limits directly to the conventional limits I cover in my conventional loan limits in Texas guide.
Have the 2027 Limits Been Released?
Not yet. As of October 16, 2026, HUD's lookup only offers CY2026, CY2025, and CY2024. I'll update this page when 2027 numbers are published.
How the Limit Plays Out on a Purchase
FHA's maximum loan-to-value on a purchase is 96.5%, which means a minimum investment of 3.5% for most buyers.
Hypothetical example: A buyer in Bell County with a 580+ score looks at a $400,000 home. With 3.5% down ($14,000), the base loan would be $386,000. That's well under the $541,287 one-unit limit, so the county limit isn't the deciding factor. Their budget, credit, and debts are. Round illustrative numbers, not a quote or an offer of credit.
Where the limit matters is at the top of the market or with multi-unit homes. If the loan you need is above the county figure, you'd need a bigger down payment or a different loan type, like a conventional loan or, above $832,750, a jumbo loan.
FHA Basics That Sit Alongside the Limit
Credit Score and Down Payment
HUD Handbook 4000.1 ties your minimum down payment to your credit score:
- 580 or higher: eligible for maximum financing, so 3.5% down.
- 500 to 579: limited to 90% LTV, so at least 10% down.
- Below 500: not eligible for FHA-insured financing.
Borrowers with non-traditional or thin credit can still get maximum financing, but the loan must be manually underwritten. And your entire down payment can come from a gift from a family member, employer, or charitable organization.
Upfront Mortgage Insurance (UFMIP)
FHA charges an upfront premium of 1.75% of the base loan amount. You can finance it into the loan or pay it in cash, but it has to be all one or the other. It isn't refundable, except when you refinance into a new FHA loan.
Annual Mortgage Insurance (MIP)
Annual MIP is paid monthly as part of your payment. On a loan longer than 15 years with a base amount of $726,200 or less:
| Loan-to-Value | Annual MIP | How Long |
|---|---|---|
| 90% or less | 0.50% | 11 years |
| Over 90% up to 95% | 0.50% | Life of the loan |
| Over 95% | 0.55% | Life of the loan |
Source: HUD Handbook 4000.1, Appendix 1.0.
Across all terms and loan sizes, annual MIP ranges from 0.15% to 0.75%. Most 30-year loans with 3.5% down pay 0.55% for the life of the loan. One note: the $726,200 figure in HUD's MIP chart is a pricing breakpoint, not a county loan limit.
Property Rules
FHA loans are for a primary residence, and the home must meet FHA appraisal standards. You can use FHA for a two- to four-unit property, which is why the table shows multi-unit limits.
Pairing FHA With Texas Down Payment Help
FHA works with both statewide assistance programs, which are offered through participating lenders — and Fairway Independent Mortgage is a participating lender for both TDHCA and TSAHC programs:
- TDHCA My First Texas Home uses FHA, VA, or USDA loans with up to 5% assistance. See my My First Texas Home guide.
- TSAHC Homes for Texas Heroes and Home Sweet Texas accept FHA, with a grant option on government loans. See my Homes for Texas Heroes guide.
These programs have their own price limits, which may be lower or higher than the FHA limit, so check both.
A Note on Credit
A buyer in Waco assumed their credit score ruled them out. We reviewed the full picture (income, debts, savings, and credit history), compared the different program minimums, and mapped out a simple improvement plan in case they weren't ready yet.
Illustrative scenario, not an actual client transaction. Credit and underwriting requirements vary.
Frequently Asked Questions
What is the 2026 FHA loan limit in Bell County, Texas?
The 2026 FHA limit for a one-unit home in Bell County is $541,287. Coryell and McLennan counties share the same limit, which is the national FHA floor.
What is the 2026 FHA loan limit in Williamson and Travis counties?
For 2026, the FHA limit for a one-unit home in Williamson and Travis counties is $571,550. The two-unit limit is $731,700, three-unit is $884,450, and four-unit is $1,099,150.
Does the FHA loan limit cap the price of the home?
No. The limit caps the mortgage amount FHA will insure, not the purchase price. With a larger down payment, the loan can stay within the limit on a higher-priced home, as long as you qualify.
What is the minimum down payment on an FHA loan?
With a credit score of 580 or higher, the minimum is 3.5%. Scores from 500 to 579 need at least 10% down, and scores below 500 are not eligible for FHA financing.
Have the 2027 FHA loan limits been released?
Not as of October 16, 2026. HUD's lookup offers only CY2026, CY2025, and CY2024 limits. The 2026 limits apply to FHA case numbers assigned on or after January 1, 2026.
Let's See What FHA Can Do for You
The county limit is the ceiling. What you can comfortably afford is the real question, and I'm happy to work through it with you.
Get Pre-Approved | Book a Free Consultation
Related Guides
- FHA Loans in Texas
- FHA vs. Conventional Loans in Texas
- Conventional Loan Limits in Texas
- My First Texas Home Down Payment Assistance
- Down Payment Assistance in Texas
- Buying a Home in Round Rock, TX
Taylor Ring, NMLS #2809683 | Fairway Independent Mortgage Corporation, NMLS #2289 | The Wood Group of Fairway, 127 Lake Rd Ste 300, Belton, TX 76513 | Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval and program guidelines, and approval, rates, and program availability are not guaranteed. Not affiliated with or endorsed by HUD, FHA, or any government agency.