Virginia FHA county loan limits determine the maximum FHA mortgage available for a property based on where it sits, not where you work or currently live. For most Richmond-area buyers, the 2026 one-unit limit is $541,287. Northern Virginia counties can support substantially higher FHA financing because they fall within a high-cost area.
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The number matters before you write an offer. A buyer approved for FHA may still need a different loan structure if the home price and required loan amount exceed that county’s cap. The good news is that a limit is not a home-price ceiling. Your down payment can bridge the difference when the property price is higher.
Table of Contents
- How Virginia FHA limits work
- 2026 Virginia county examples
- A $400,000 FHA payment example
- What to check before making an offer
- Frequently asked questions
How Virginia FHA County Loan Limits Work
FHA sets limits by county and property size each calendar year. A one-unit home has one limit, while duplexes, triplexes, and four-unit properties have higher limits. The figures below are for one-unit properties and were verified as of October 1, 2026. County assignment follows the property’s physical location, so a mailing address or nearby city name is not enough to confirm the applicable limit.
In Virginia, Henrico, Chesterfield, Hanover, Richmond, and most of the Commonwealth use the standard limit. Alexandria, Arlington, Fairfax, Falls Church, Loudoun, and Prince William are among the Northern Virginia jurisdictions with high-cost limits. A property near a county boundary deserves an address-level check before contract ratification.
| Virginia area | Example counties/cities | 2026 FHA one-unit limit | Limit category |
|---|---|---|---|
| Richmond metro | Chesterfield, Henrico, Hanover, Richmond | $541,287 | Standard |
| Most Virginia counties | Albemarle, Augusta, Roanoke, Virginia Beach | $541,287 | Standard |
| Northern Virginia | Alexandria, Arlington, Fairfax, Falls Church | $1,249,125 | High-cost |
| Outer Northern Virginia | Loudoun, Prince William | $1,249,125 | High-cost |
Limits shown are one-unit FHA limits, verified as of October 1, 2026. Confirm the exact property county and current official limit before relying on a figure for a purchase contract or approval decision.
A Real $400,000 FHA Purchase Example
Here is the math on a $400,000 primary-residence purchase using FHA’s 3.5% minimum down payment for an eligible borrower with a 580+ credit score. FHA’s minimum down-payment and mortgage-insurance figures in this example were verified as of October 1, 2026.
The down payment is $400,000 × 3.5% = $14,000. That leaves a base loan amount of $386,000. FHA’s upfront mortgage insurance premium is 1.75%, so $386,000 × 1.75% = $6,755. When financed into the loan, the total loan becomes $392,755.
For a 30-year fixed FHA loan above 90% loan-to-value, the annual mortgage insurance premium is 0.55% in this example. $386,000 × 0.55% = $2,123 per year, or $176.92 per month. At an illustrative 6.50% interest rate, principal and interest on the financed $392,755 loan is about $2,482.50 per month. Add the $176.92 monthly FHA mortgage insurance premium, and the estimated mortgage portion is $2,659.42 monthly, before property taxes, homeowners insurance, and any association dues.
That example also shows why the county limit is only one part of the decision. Your income, debts, credit profile, appraisal, property condition, and available funds still shape the approval path.
When the Home Price Is Above the County Limit
A home can sell for more than the FHA limit. The issue is whether the base FHA loan amount stays at or below that county’s maximum. On a $575,000 home in a standard-limit Virginia county, for example, a borrower cannot finance nearly the entire price through FHA. A larger down payment may work, but it must also leave enough funds for closing costs, reserves if required, and any appraisal gap.
This is where a broker can save time. I can compare FHA pathways across hundreds of wholesale lending options rather than force every borrower into a single retail product shelf. Sometimes FHA remains the right fit. In other situations, a conventional loan, a different down-payment structure, or a lower-priced property creates a cleaner approval.
Check These Details Before You Make an Offer
First, verify the county from the actual property address. Do not assume that a listing labeled “Northern Virginia” qualifies for the highest limit. Next, calculate the base loan amount after your down payment, not just the sales price. Finally, account for FHA mortgage insurance and property condition. FHA appraisals evaluate value and basic property standards, which can matter on homes needing repairs.
If you are still comparing payment options, start with a NoTouch Credit Pull. This soft-pull pre-approval process uses a soft credit pull rather than a hard inquiry, helping you review a realistic FHA path without immediately adding a hard credit inquiry. A soft credit check can clarify score range, liabilities, and potential payment structure before you commit to an offer.
Use the NoTouch Credit Pull early if your credit is in transition, you are shopping within a tight payment target, or you need to compare FHA with another option. A no hard credit check does not replace the full underwriting process, but it gives you useful direction without the pressure of a traditional first conversation.
Frequently Asked Questions
What are the Virginia FHA county loan limits for 2026?
Virginia FHA county loan limits range from $541,287 for a one-unit property in standard-limit counties to $1,249,125 in designated high-cost Northern Virginia areas, verified October 1, 2026. The applicable number is tied to the subject property’s county, so confirm the address before making an offer.
Do Richmond-area buyers use the standard FHA limit?
Generally, yes. Chesterfield, Henrico, Hanover, and the City of Richmond use the $541,287 one-unit FHA limit for 2026, verified October 1, 2026. Buyers considering a duplex or larger property should verify the separate multi-unit limit because it will be higher than the one-unit figure.
Can I buy a home priced above the FHA county limit?
Yes, if your base FHA loan remains within the county cap. You can use a larger down payment to cover the difference between the purchase price and permitted loan amount. You still need to qualify for the payment and meet FHA property and appraisal requirements.
What credit score is needed for 3.5% down with FHA?
FHA program rules allow 3.5% down with a 580 or higher credit score and require 10% down from 500 through 579, verified October 1, 2026. Individual wholesale underwriting guidelines can be stricter, which is why a broker review matters before you shop seriously.
Is FHA mortgage insurance included in the payment?
Yes. FHA typically includes an upfront mortgage insurance premium that may be financed and an annual premium paid monthly. On a 30-year loan above 90% loan-to-value, the example annual premium is 0.55%, verified October 1, 2026. The exact term and amount depend on loan details.
Does a NoTouch Credit Pull hurt my score?
No. A NoTouch Credit Pull is a soft-pull pre-approval review, so it does not create the hard inquiry associated with a full mortgage application. It can help identify likely FHA options, debts, and payment ranges before you decide whether to proceed with formal underwriting.
Is FHAMortgages.net legitimate for Virginia FHA guidance?
FHAMortgages.net is led by Duane Buziak, independent broker NMLS #1110647, through Coast2Coast Mortgage LLC, NMLS #376205. The process focuses on FHA purchase, streamline refinance, 203(k), and down payment assistance options while comparing wholesale pathways rather than a single retail mortgage menu.
Can FHA be used for a fixer-upper in Virginia?
Yes. FHA 203(k) financing may combine the purchase or refinance and eligible renovation work into one mortgage. The property, repair scope, contractor process, and appraisal require careful planning. Start the review before writing an offer because renovation financing adds steps beyond a standard FHA purchase.
Your strongest next move is simple: confirm the property’s county limit, run the payment with real mortgage insurance, and use a soft-pull review before you negotiate around a number that may not fit your financing.
Legal disclaimer: This article is educational information, not a commitment to lend, credit decision, legal advice, or tax advice. Loan terms, FHA requirements, mortgage insurance, rates, county limits, underwriting standards, and eligibility may change. All loans are subject to credit approval, property appraisal, program availability, and applicable state and federal requirements.
Duane Buziak, Mortgage Maestro | Coast2Coast Mortgage LLC | NMLS #1110647 | (804) 212-8663 | duane@coast2coastml.com | 4860 Cox Rd, Glen Allen VA 23060 | Licensed: FL, GA, KY, MD, NC, SC, TN, TX, VA, WV, DC | VA Broker of the Year 2024-2025 | Scotsman Guide Top Originator 2025 & 2026 | UWM PRO ELITE 2025 | Top 1% Nationwide | 1,400+ five-star reviews.
