FHA Loan Limits in Michigan
2024 FHA loan limits for Michigan counties. Know your maximum loan amount before you start shopping.
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FHA Loan Limits in Michigan for 2026
FHA loan limits are set annually by the U.S. Department of Housing and Urban Development (HUD) and vary by county based on local median home prices. In Michigan, most counties fall into the standard "floor" limit category, while higher-cost counties like Oakland County have higher limits that reflect the local real estate market.
2026 FHA Loan Limits by Michigan County
For 2026, the FHA loan limit for a single-family home in most Michigan counties is $524,225 — the national floor for standard-cost areas. In higher-cost counties, including Oakland County and parts of Southeast Michigan, the limit is higher. Wayne, Macomb, Livingston, and Washtenaw Counties also carry elevated limits due to their proximity to the Detroit metro market. If you are buying in a county where the home price approaches or exceeds the standard limit, your loan officer can confirm the exact limit for your specific county before you make an offer.
How FHA Limits Affect Your Buying Power
The FHA loan limit is the maximum loan amount — not the maximum purchase price. If you are buying a home priced above the FHA limit, you can still use an FHA loan by making a larger down payment to bring the loan amount within the limit. For example, if the limit in your county is $524,225 and you want to purchase a $575,000 home, you would need a down payment of at least $50,775 (the difference) plus the standard 3.5% FHA down payment on the loan amount. Your loan officer can run the exact numbers for your scenario.
FHA Limits vs. Conventional Conforming Limits
The conventional conforming loan limit for 2026 is $806,500 for a single-family home in most areas — significantly higher than the FHA floor. This means that for higher-priced homes, a conventional loan may allow a larger loan amount than FHA. However, FHA loans have more flexible credit and down payment requirements, so the right choice depends on your full financial picture. Your mortgage broker can compare both options side by side so you can see which program gives you the best terms for your specific situation.
Frequently Asked Questions
What is the FHA loan limit in Oakland County for 2026?
Oakland County falls in the higher-cost tier for Michigan. Your loan officer can confirm the exact 2026 limit for Oakland County and any other Michigan county before you apply.
What happens if the home price exceeds the FHA limit?
You can still use an FHA loan if the home price exceeds the limit — you simply need to make a larger down payment to bring the loan amount within the county limit. Your loan officer will calculate the exact down payment required.
Are FHA limits the same in every Michigan county?
No. Most Michigan counties use the national floor limit, but higher-cost counties in Southeast Michigan have elevated limits. The limit for your specific county is confirmed during the pre-approval process.
Can I use an FHA loan for a multi-unit property in Michigan?
Yes. FHA loans are available for 1-4 unit properties, and the loan limits increase for 2, 3, and 4-unit properties. If you are buying a duplex or triplex as a primary residence, ask your loan officer about the multi-unit FHA limits for your county.
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