FHA Loans
A 3.5% down, government-backed mortgage with flexible credit, offered through private lenders. See the six requirements, check loan limits and DTI, then get your official eligibility checked by a lender.
Check eligibility with a lender
FHA Eligibility Requirements
You need to meet all six. Loan limits vary by county. DTI is a lender call. An FHA lender confirms the official answer.
3.5% down payment
Minimum is 3.5% (580+ score) or 10% (500–579). FHA allows the full amount to come from a gift: family, employer, labor union, or an approved program. A signed gift letter is required.
Credit score 580+ for 3.5% down
580+ qualifies for 3.5% down. 500–579 generally requires 10% down. Lenders often set their own floor above the FHA minimum.
Debt-to-income within FHA guidelines
Guidelines target a housing ratio around 31% and total DTI around 43%. Automated underwriting can approve stronger files above those thresholds. Manual underwriting uses tighter caps.
Check DTI on the affordability calculatorPrimary residence only
The home must be your main residence, not a second home or investment property. You must move in within the timeline FHA and your contract require.
1–4 unit home that meets FHA standards
One-to-four unit homes, FHA approved condos, and some manufactured homes that meet FHA rules. For 2–4 units you must live in one unit. The home must pass an FHA appraisal.
Loan amount at or below the county limit
2026 one-unit limits start at $541,287 in most counties and go up to $1,249,125 in high-cost areas. 2–4 unit limits are higher. Enter a ZIP to see every FHA county on that ZIP.
See 2026 FHA loan limitsConnect with an FHA Lender
Check loan limits and DTI
County loan limits and debt-to-income are the two checks that vary by place and file. Use the tools below for a first read.
FHA Loan Limits by ZIP
2026 county caps
FHA will not insure above the county limit. Most counties sit at $541,287 for a one-unit home. High-cost counties go higher. Enter a ZIP to see the counties FHA lists.
Key Details
- 2026 floor $541,287 in most counties
- High-cost ceiling $1,249,125
- 2–4 unit limits are higher
Debt-to-income check
What a lender may approve
FHA guidelines target 31% housing and 43% total DTI. Automated files can go higher. Run the affordability calculator for a first look.
Key Details
- Uses FHA 31/43 guideline ratios
- Gross income and monthly debts
- Not a substitute for a lender decision
FHA vs Conventional
Side-by-side on down payment, credit, DTI, mortgage insurance, and limits. FHA fits when credit or savings are tight. Conventional can cost less long-term if you qualify and put 20% down to avoid PMI.
More FHA information
Building a home or shopping rates? Construction, build on your land, and current FHA averages are below.
Construction Loans
Build from scratch
Use a single-close FHA construction-to-permanent loan to build a new home with 3.5% down.
Key Details
- One closing for construction and the permanent loan
- 3.5% down on the finished project
- Works anywhere in the U.S.
Build on Your Land
Land equity as the down payment
If you already own the lot, FHA can count land equity toward the 3.5% down payment on a construction loan.
Key Details
- Land equity can cover the 3.5% down
- Same construction-to-permanent process
- No extra cash if equity is enough
Compare FHA Rates
Current lender offers
See what rate you might qualify for today. The national average FHA rate is currently around 6.95% APR.
Key Details
- Compare offers from multiple lenders
- 3.5% down payment default
- Government backing reduces lender risk
FHA 30-year fixed rate average
The figure below is a national rate-lock average for 30-year FHA fixed-rate mortgages sourced from Optimal Blue mortgage market data. It reflects what borrowers were locking in across lenders—not a personalized quote. Your rate depends on your credit score, down payment, loan amount, and the lender you choose.
FHA loans are government-backed and allow down payments as low as 3.5% with flexible credit requirements, but most include a mortgage insurance premium (MIP) for the life of the loan.
Latest published U.S. FHA 30-year fixed rate (benchmark)
6.95% APR