FHA loans, built for how people actually buy homes
Buy or refinance with as little as 3.5% down and a 580 credit score. Gift funds allowed, higher debt ratios accepted, and available on 1–4 unit homes in all 50 states.
- Just 3.5% down with a 580+ score (10% down from 500–579)
- Down payment and closing costs can come from gift funds
- More forgiving credit and debt-to-income guidelines
- Purchase, refinance, 203(k) renovation, and streamline refi
- 1–4 unit primary residences for first-time and repeat buyers
Home Loan Application
FHA basics
What is an FHA loan?
An FHA loan is a mortgage insured by the Federal Housing Administration and issued by an FHA-approved lender. Because the government insures part of the loan, lenders can offer lower down payments, more forgiving credit requirements, and higher debt-to-income limits than most conventional loans. That makes FHA one of the most popular options for first-time buyers, buyers rebuilding credit, and anyone who wants to keep more cash in the bank. FHA loans are available on 1–4 unit primary residences in every U.S. state and can be used to buy, refinance, or renovate a home.
| Backed by | Federal Housing Administration (government-insured) |
| Minimum down | 3.5% (580+ FICO) · 10% (500–579 FICO) |
| Credit score | 580 typical minimum for 3.5% down |
| 2026 loan limits | $541,287 floor – $1,249,125 ceiling (1-unit) |
| Mortgage insurance | 1.75% upfront (financed) + annual premium (~0.55%) |
| Occupancy | Primary residence, 1–4 units |
| Where | All 50 states, nationwide |
See what you qualify for
3.5% down, 580 credit, gift funds OK2026 limits
2026 FHA loan limits
FHA sets the maximum loan amount by county each year based on local home prices. Most of the country uses the national floor, while expensive metros use higher limits up to the ceiling. Alaska, Hawaii, Guam, and the U.S. Virgin Islands allow higher maximums for construction costs.
| 2026 FHA limit (1-unit) | Amount | Applies to |
|---|---|---|
| Floor (low-cost areas) | $541,287 | Most U.S. counties |
| Ceiling (high-cost areas) | $1,249,125 | Expensive metros |
| Special exception | $1,873,687 | AK, HI, Guam, USVI |
Limits are higher for 2–4 unit properties and vary by county. We confirm the exact FHA limit for your county at application.
Find your county’s FHA limit
We confirm your exact 2026 FHA limit at application.Requirements
FHA loan requirements (2026)
| Credit score | 580+ for 3.5% down; 500–579 requires 10% down |
| Down payment | As low as 3.5%; gift funds from family allowed |
| Debt-to-income (DTI) | Typically up to 43%, higher with compensating factors |
| Mortgage insurance | 1.75% upfront MIP (financed) + annual MIP (~0.55%) |
| Employment/income | Steady, verifiable income; 2-year history preferred |
| Property | 1–4 unit primary residence meeting FHA condition standards |
Check your FHA eligibility
Fast pre-qualification, available nationwide.Mortgage insurance
How FHA mortgage insurance (MIP) works
FHA loans include two mortgage insurance premiums. The upfront MIP is 1.75% of the base loan amount and is almost always financed into the loan, so you pay nothing extra at closing — on a $300,000 loan that is about $5,250 added to the balance. The annual MIP (typically about 0.55% of the balance) is split into 12 monthly payments and included in your mortgage payment. With less than 10% down, annual MIP generally stays for the life of the loan; with 10% or more down it can drop off after 11 years. Many borrowers later refinance out of MIP into a conventional loan once they have enough equity.
Estimate your FHA payment with MIP
Use the calculator below or get a real quote.How they compare
FHA vs. conventional loans
| Feature | FHA loan | Conventional loan |
|---|---|---|
| Minimum down | 3.5% | 3% – 5% |
| Minimum credit | 580 (500 with 10% down) | 620+ |
| Debt-to-income | More flexible | Stricter |
| Mortgage insurance | Upfront + annual MIP | PMI, cancellable at 20% equity |
| Gift funds | Allowed for full down | Allowed (some limits) |
| Best for | Lower credit / low down | Strong credit / 20% down |
General comparison for 2026; program terms vary by borrower, property, and lender. Not a commitment to lend.
Not sure FHA or conventional is best?
We will compare both for your scenario.Programs
FHA loan programs we offer nationwide
| FHA Purchase | 3.5% down, 580+ credit, 1–4 unit primary homes |
| FHA 203(k) Renovation | Finance the home plus repairs/remodel in one loan |
| FHA Streamline Refinance | Lower your rate with reduced docs — no new appraisal in many cases |
| FHA Cash-Out Refinance | Tap equity up to FHA limits |
| FHA One-Time-Close Construction | Build and finance with a single FHA loan |
| First-Time Buyer FHA | Down payment assistance pairing where available |
Ask about an FHA program
Purchase, 203(k), streamline, cash-out & construction.Free tool
FHA payment calculator
Estimate your FHA loan amount and monthly payment, including the financed upfront MIP and monthly mortgage insurance. Illustrative only; taxes and homeowners insurance are not included.
Your purchase
Illustrative only; not a commitment to lend. Excludes property taxes, homeowners insurance, and HOA.
Where we lend
FHA loans by state
We’re licensed to originate FHA loans in all 50 states, with dedicated experience in these seven markets. Each has its own mix of loan limits, housing stock, and buyer profile — select yours to see how FHA fits.
Florida
FL- High share of condo and townhome buyers — we help navigate FHA condo approval
- No state income tax leaves more room in the debt-to-income calculation
- Popular with relocating and first-time buyers in Tampa, Orlando, and Jacksonville
Georgia
GA- Strong new-construction supply pairs well with FHA one-time-close builds
- Lower median home prices than neighboring states stretch a 3.5% down payment further
- Down payment assistance programs commonly layer with FHA in metro Atlanta
Maryland
MD- Several counties near Washington, D.C. qualify for above-floor FHA loan limits
- Rowhome and multi-unit stock in Baltimore suits FHA’s 1–4 unit house-hacking option
- State and local down payment assistance frequently pairs with FHA financing
California
CA- Many coastal counties sit at or near the FHA ceiling of $1,249,125
- FHA’s flexible DTI helps buyers competing with high local home prices
- State first-time buyer programs are frequently combined with FHA loans
Ohio
OH- Below-national-average home prices mean the FHA floor covers most counties
- Popular with buyers using FHA’s 580 credit threshold to rebuild after a setback
- Strong fit for the FHA 203(k) program on Ohio’s older housing stock
Texas
TX- Rapid growth in Austin, Dallas, and Houston keeps FHA purchase demand high
- No state income tax supports higher qualifying income for DTI purposes
- New-build inventory across the state works well with FHA construction options
Tennessee
TN- No state income tax and moderate home prices keep FHA payments accessible
- Nashville-area buyers use FHA to compete in a fast-moving market with less cash down
- Rural Tennessee counties often sit at the FHA floor limit
Don’t see your state?
We’re FHA-approved in all 50 states — reach out and we’ll confirm details for your county.Who it is for
Who qualifies for an FHA loan?
FHA is ideal for first-time buyers, buyers with limited savings, and anyone rebuilding credit. You can qualify with a 580 score and 3.5% down, use gift funds from family for the down payment, and carry a higher debt load than conventional guidelines usually allow. FHA also works for repeat buyers moving into a new primary residence, and for owners of 2–4 unit homes who plan to live in one unit and rent the others.
- First-time and repeat home buyers
- Credit scores as low as 580 (500 with 10% down)
- Buyers using gift funds for the down payment
- House-hackers buying 2–4 unit homes to live in one unit
- Homeowners refinancing to a lower rate via FHA Streamline
See if you qualify for FHA
580 credit, 3.5% down, gift funds allowed.Answers
FHA loan FAQ
How much down payment do I need for an FHA loan?
As little as 3.5% with a credit score of 580 or higher. With a score between 500 and 579, the minimum is 10% down. The down payment can come from your own funds or a gift from family.
What credit score do I need for an FHA loan?
580 is the typical minimum for 3.5% down. Scores from 500 to 579 can still qualify with 10% down. FHA is more flexible than most conventional programs.
What are the 2026 FHA loan limits?
For 2026 the single-unit floor is $541,287 in most counties and the ceiling is $1,249,125 in high-cost areas. Alaska, Hawaii, Guam, and the U.S. Virgin Islands go up to $1,873,687. Limits are higher for 2–4 unit homes.
What is FHA mortgage insurance (MIP)?
FHA charges a 1.75% upfront premium (usually financed into the loan) plus an annual premium of about 0.55% paid monthly. With less than 10% down, annual MIP generally lasts the life of the loan; many borrowers later refinance into a conventional loan to remove it.
Can I use an FHA loan for a multi-unit property?
Yes. FHA finances 1-4 unit primary residences. You can buy a duplex, triplex, or fourplex, live in one unit, and rent the others.
Do FHA loan limits vary by state?
Limits are set by county, not state, so they vary within a state based on local home prices. Higher-cost counties in states like California and Maryland can reach the FHA ceiling, while most counties nationwide use the floor amount.
Is CambridgeHomeLoan an FHA lender nationwide?
Yes. We are an FHA-approved direct lender (NMLS #1826020) helping buyers purchase and refinance in all 50 states.
Still have an FHA question?
Talk to an FHA expert at (800) 826-5077.Keep exploring
Related home loan programs
Start your FHA loan today
3.5% down, available in all 50 states.© 2026 CambridgeHomeLoan.com · NMLS #1826020 · 4830 W Kennedy Blvd, Tampa, FL 33609 · (800) 826-5077 · Equal Housing Lender. FHA loans are originated by CambridgeHomeLoan.com, an FHA-approved lender; this page is not issued by or endorsed by HUD or the FHA. Rates, MIP, loan limits, credit, down payment, and terms are for 2026, illustrative, subject to change without notice, and subject to borrower, property, and program qualification and underwriting approval. Loan limits vary by county and property type. This page is informational and does not constitute financial, legal, tax, or investment advice.