2026 FHA Loan Limits in Georgia by County

The Federal Housing Administration (FHA) determines the maximum loan amount borrowers can qualify for when seeking an FHA loan. These FHA loan limits can vary by county and are based on the median home prices in each county. FHA loan limits are adjusted annually based on housing market changes. In Georgia, FHA loan limits fall into two main categories:

• Standard Loan Limits. These limits apply to most counties in the state and serve as a baseline for FHA mortgages.
• High Cost Area Loan Limits. These limits are higher than the standard limits and apply to counties with significantly higher median home prices, such as Cobb, Fulton, Henry, Jasper, Newton and Pike counties.

For a 1 unit home (single family) the limits in Georgia range from a standard limit of $541,287 up to a high cost limit of $718,750. FHA also has different loan limits based on the number of units in the home. Below are the 2026 FHA loan limits for 1- 4 unit properties in GA for each county.

County	1 Unit	2 Units	3 Units	4 Units
APPLING, ATKINSON, BACON, BAKER, BALDWIN, BANKS, BEN HILL, BERRIEN, BIBB, BLECKLEY, BRANTLEY, BROOKS, BRYAN, BULLOCH, BURKE, CALHOUN, CAMDEN, CANDLER, CATOOSA, CHARLTON, CHATHAM, CHATTAHOOCHEE	$541,287	$693,050	$837,700	$1,041,125
CHATTOOGA, CLAY, CLINCH, COFFEE, COLQUITT, COLUMBIA, COOK, CRAWFORD, CRISP, DADE, DECATUR, DODGE, DOOLY, DOUGHERTY, EARLY, ECHOLS, EFFINGHAM, ELBERT, EMANUEL, EVANS	$541,287	$693,050	$837,700	$1,041,125
FANNIN, FLOYD, FRANKLIN, GILMER, GLASCOCK, GLYNN, GORDON, GRADY, HABERSHAM, HALL, HANCOCK, HARRIS, HART, HOUSTON, IRWIN, JACKSON, JEFF DAVIS, JEFFERSON, JENKINS, JOHNSON, JONES	$541,287	$693,050	$837,700	$1,041,125
LAMAR, LANIER, LAURENS, LEE, LIBERTY, LINCOLN, LONG, LOWNDES, MCDUFFIE, MCINTOSH, MACON, MARION, MILLER, MITCHELL, MONROE, MONTGOMERY, MURRAY, MUSCOGEE, PEACH, PIERCE, POLK, PULASKI	$541,287	$693,050	$837,700	$1,041,125
PUTNAM, QUITMAN, RABUN, RANDOLPH, RICHMOND, SCHLEY, SCREVEN, SEMINOLE, STEPHENS, STEWART, SUMTER, TALBOT, TALIAFERRO, TATTNALL, TAYLOR, TELFAIR, TERRELL, THOMAS, TIFT, TOOMBS, TOWNS	$541,287	$693,050	$837,700	$1,041,125
TREUTLEN, TROUP, TURNER, TWIGGS, UNION, UPSON, WALKER, WARE, WARREN, WASHINGTON, WAYNE, WEBSTER, WHEELER, WHITE, WHITFIELD, WILCOX, WILKES, WILKINSON, WORTH	$541,287	$693,050	$837,700	$1,041,125
CLARKE, MADISON, OCONEE, OGLETHORPE	$616,400	$789,100	$953,850	$1,185,400
GREENE	$638,250	$817,050	$987,650	$1,227,400
BARROW, BARTOW, BUTTS, CARROLL, CHEROKEE, CLAYTON, COBB, COWETA, DAWSON, DEKALB, DOUGLAS, FAYETTE, FORSYTH, FULTON, GWINNETT, HARALSON, HEARD, HENRY, JASPER, LUMPKIN, MERIWETHER	$718,750	$920,150	$1,112,250	$1,382,250
MORGAN, NEWTON, PAULDING, PICKENS, PIKE, ROCKDALE, SPALDING, WALTON	$718,750	$920,150	$1,112,250	$1,382,250

Look up 2026 loan limits for any US county

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2026 FHA loan limits in Georgia high cost counties

Thirty four of Georgia's 159 counties qualify for a higher FHA loan limit in 2026, spread across three tiers. The 29 counties of the Atlanta-Sandy Springs-Roswell Metropolitan Statistical Area sit at the top of the state at $718,750 for a one unit property. Greene County, anchored by Lake Oconee, carries its own intermediate tier at $638,250. The four counties of the Athens-Clarke County Metropolitan Statistical Area sit just below at $616,400. The remaining 125 Georgia counties carry the standard FHA floor of $541,287.

Atlanta Metro FHA limits

Twenty nine counties in the Atlanta-Sandy Springs-Roswell Metropolitan Statistical Area share the 2026 FHA limit of $718,750 for a one unit property, with multi-unit limits at $920,150 (2 unit), $1,112,250 (3 unit), and $1,382,250 (4 unit). The full list of Atlanta MSA counties includes Fulton (Atlanta, Sandy Springs, Alpharetta, Roswell, Johns Creek, Milton), Cobb (Marietta, Smyrna, Kennesaw, Acworth), DeKalb (Decatur, Brookhaven, Dunwoody, Chamblee, Tucker), Gwinnett (Lawrenceville, Duluth, Suwanee, Buford, Norcross), Cherokee (Canton, Woodstock), Forsyth (Cumming), Henry (McDonough, Stockbridge), Clayton, Douglas, Fayette, Newton, Paulding, Rockdale, Bartow, Carroll, Coweta, Spalding, Walton, Pickens, Dawson, Barrow, Morgan, Heard, Pike, Jasper, Butts, Haralson, Meriwether, and Lumpkin (Dahlonega, anchored by the University of North Georgia, added to the Atlanta MSA in 2023). The Atlanta MSA is the ninth largest metropolitan area in the United States and one of the most active FHA markets in the Southeast. Median home prices across most of the MSA stay below the higher FHA limit, leaving room for FHA financing on the majority of single family transactions outside the highest-end Fulton County addresses (Buckhead, Tuxedo Park, central Sandy Springs) and a small number of higher-priced enclaves in East Cobb, Vinings, and the Druid Hills corridor.

Greene County FHA limits

Greene County, anchored by the Lake Oconee resort community and Reynolds Lake Oconee, carries its own 2026 FHA tier at $638,250 for a one unit property, with multi-unit limits at $817,050 (2 unit), $987,650 (3 unit), and $1,227,400 (4 unit). Lake Oconee has become one of the most active retirement and second home markets in Georgia, with substantial home price appreciation over the past several years driven by demand from Atlanta retirees and remote workers. Greene's median home prices reflect the lake-front and golf community pricing across Reynolds, Cuscowilla, and the broader Greensboro area, supporting a dedicated FHA tier between the Athens MSA limit and the Atlanta MSA ceiling.

Athens MSA FHA limits

The four counties of the Athens-Clarke County Metropolitan Statistical Area share the 2026 FHA limit of $616,400 for a one unit property: Clarke (Athens, anchored by the University of Georgia), Madison (Danielsville, Comer, Hull), Oconee (Watkinsville, Bogart, North High Shoals), and Oglethorpe (Lexington, Crawford). Multi-unit limits are $789,100 (2 unit), $953,850 (3 unit), and $1,185,400 (4 unit). Oconee County in particular drives the higher tier, with median home prices supported by Oconee's affluent suburban residential pattern and proximity to UGA. The Athens MSA limit is $75,113 above the state floor.

2026 FHA loan limits in Georgia floor counties

One hundred and twenty five Georgia counties carry the standard FHA floor limit in 2026. The floor for a one unit property is $541,287, with multi-unit limits at $693,050 (2 unit), $837,700 (3 unit), and $1,041,125 (4 unit). These limits cover Savannah and the entire Georgia coast, the Augusta metro, the Columbus metro, Macon, Valdosta, Albany, the Georgia mountains outside Greene, and all of rural Georgia.

Savannah Metro and the Georgia Coast

The Savannah Metropolitan Statistical Area covers Chatham (Savannah, Pooler, Tybee Island, Wilmington Island), Bryan (Richmond Hill, Pembroke), and Effingham (Rincon, Springfield, Guyton) counties, all at the FHA floor. The Brunswick MSA, which covers Glynn (Brunswick, Saint Simons Island, Sea Island, Jekyll Island) and McIntosh (Darien, Sapelo Island, Townsend) counties, is also at the floor. Camden County (St. Marys, Kingsland, Woodbine) and Liberty County (Hinesville, Midway, Walthourville) round out Georgia's coastal counties at the floor. The coastal $541,287 limit covers nearly all Georgia single family transactions outside the highest-priced waterfront and second home pricing on Saint Simons Island, Sea Island, and Tybee Island.

Augusta, Columbus, Macon, and Georgia's secondary metros

Georgia's secondary metros all carry the FHA floor at $541,287. The Augusta-Richmond County MSA covers Richmond (Augusta), Columbia (Evans, Grovetown, Martinez), Burke, and McDuffie counties. The Columbus MSA covers Muscogee (Columbus), Chattahoochee, Harris, and Marion counties on the Georgia side. The Macon-Bibb County MSA covers Bibb (Macon, Payne, Lizella), Crawford, Houston (Warner Robins, Perry, Centerville), Jones, Monroe, Peach, Pulaski, and Twiggs counties. The Valdosta MSA covers Lowndes (Valdosta), Brooks, Echols, and Lanier counties. The Albany MSA covers Dougherty (Albany), Baker, Lee, Terrell, and Worth counties. The Dalton MSA covers Whitfield (Dalton) and Murray counties. Median home prices in each of these secondary metros stay below the FHA floor, leaving substantial room for FHA financing across the buyer pool.

North Georgia mountains and rural Georgia

The North Georgia mountain counties at the FHA floor in 2026 include Rabun (Clayton, Lake Burton, Sky Valley), Towns (Hiawassee, Young Harris), Union (Blairsville, Suches), White (Cleveland, Helen, Cleveland), Habersham (Cornelia, Clarkesville, Demorest), Stephens (Toccoa), Lumpkin (Dahlonega), Fannin (Blue Ridge, Morganton, McCaysville), Gilmer (Ellijay, East Ellijay), and Murray. Despite Blue Ridge, Helen, and the broader North Georgia mountain market having substantial second home activity, median home prices in these counties remain below the FHA floor. Rural Georgia counties across the agricultural south, the Black Belt, and the Wiregrass region also all carry the FHA floor at $541,287, with median home prices well under $200,000 in many counties leaving substantial room under the FHA cap for most purchases.

What happens if your Georgia purchase exceeds the FHA loan limit?

If your purchase price requires a loan that exceeds the FHA limit for your Georgia county, FHA financing isn't an option for the full amount. Common alternatives include:

• Conventional conforming loan. The 2026 Georgia conforming loan limit is $832,750 statewide. Conventional financing reaches further than FHA in every Georgia county, including the Atlanta MSA where the conforming limit ($832,750) sits $114,000 above the higher FHA limit ($718,750). Conventional loans require 3-5% minimum down for first time buyers with a 620+ credit score, or 20% down to avoid mortgage insurance. See our 2026 Georgia Conforming Loan Limits page for full conforming county details.
• Jumbo loan. If your purchase exceeds both FHA and conforming limits, jumbo financing is the next option. Jumbo requirements are typically stricter (700+ credit score, 10-20% down, lower DTI), but rates often price competitively with conforming for strong borrowers. Georgia's most active jumbo markets are in the upper-end Atlanta neighborhoods (Buckhead, Tuxedo Park, Sandy Springs, Brookhaven, East Cobb, Vinings) and the Georgia coastal luxury markets (Saint Simons Island, Sea Island).
• Larger down payment. Increasing your down payment can bring your loan amount within the FHA or conforming limit. In Savannah, Augusta, Macon, Columbus, and other floor counties where the FHA limit is $541,287, a larger down payment can keep FHA financing as an option on most Georgia purchases.

How to get pre-approved for a Georgia FHA loan

Getting pre-approved for a FHA mortgage is quick and easy with our Online Loan Application. After completing the application, you will receive instructions on how to upload your documents. For a list of documents you will need to upload, see our Pre-approval Document Checklist.

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