HUD’s 2026 limits, all 21 counties
FHA Loan Limits by New Jersey County, 2026
For a one-unit home, the 2026 FHA limit runs from $541,287 to $1,249,125, depending on the county. Find yours below, with the 2- to 4-unit limits.
By Jimmy Joseph, MBA, loan officer, NMLS #1577754, CMG Home Loans (NMLS #1820). Figures from HUD’s FHA Mortgage Limits lookup, pulled October 24, 2026. Equal Housing Opportunity.
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- Highest, 1 unit
- $1,249,125
- 12 counties
- Lowest, 1 unit
- $541,287
- Cumberland, Mercer, Warren
- In between
- 6 counties
- Atlantic City and Philadelphia areas
- Applies to
- 2026
- case numbers from Jan. 1, 2026
The short answer
New Jersey’s 21 counties fall into four levels in 2026. One-unit limits, from HUD:
- $1,249,125: Bergen, Essex, Hudson, Hunterdon, Middlesex, Monmouth, Morris, Ocean, Passaic, Somerset, Sussex, Union
- $730,250: Atlantic, Cape May
- $630,200: Burlington, Camden, Gloucester, Salem
- $541,287: Cumberland, Mercer, Warren
These limits apply to FHA loans with a case number assigned on or after January 1, 2026, under HUD’s Mortgagee Letter 2025-23. The lender orders the case number, so a loan whose case number was assigned in 2025 keeps the 2025 limit.
2026 FHA loan limits for every New Jersey county
| County | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| Atlantic | $730,250 | $934,850 | $1,130,000 | $1,404,350 |
| Bergen | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Burlington | $630,200 | $806,750 | $975,200 | $1,211,950 |
| Camden | $630,200 | $806,750 | $975,200 | $1,211,950 |
| Cape May | $730,250 | $934,850 | $1,130,000 | $1,404,350 |
| Cumberland | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Essex | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Gloucester | $630,200 | $806,750 | $975,200 | $1,211,950 |
| Hudson | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Hunterdon | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Mercer | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Middlesex | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Monmouth | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Morris | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Ocean | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Passaic | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Salem | $630,200 | $806,750 | $975,200 | $1,211,950 |
| Somerset | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Sussex | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Union | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Warren | $541,287 | $693,050 | $837,700 | $1,041,125 |
Source: HUD FHA Mortgage Limits lookup, New Jersey, FHA Forward, CY2026, “mortgage maximums as of January 01, 2026,” pulled October 24, 2026. On a phone, swipe the table sideways to see 2 to 4 units.
Why the limits differ by county
HUD sets FHA limits from median house prices, by metropolitan area and county, inside two national bounds tied to the 2026 conforming limit of $832,750:
- The floor, 65% of that figure: $541,287 for one unit. No county goes lower. Cumberland, Mercer and Warren sit here.
- The ceiling, 150% of it: $1,249,125 for one unit. No county goes higher. Twelve New Jersey counties sit here.
- One limit per area. Mortgagee Letter 2025-23 says the limits for an area “are set using the county with the highest median price within the MSA,” so every county in the New York-Newark-Jersey City area shares the same ceiling, from Sussex to Ocean.
The median sale price HUD shows for each New Jersey area in its 2026 table:
| HUD area | NJ counties | Median sale price |
|---|---|---|
| New York-Newark-Jersey City | 12 North and Central Jersey counties | $996,000 |
| Atlantic City-Hammonton | Atlantic, Cape May | $635,000 |
| Philadelphia-Camden-Wilmington | Burlington, Camden, Gloucester, Salem | $548,000 |
| Allentown-Bethlehem-Easton | Warren | $395,000 |
| Trenton-Princeton | Mercer | $391,000 |
| Vineland | Cumberland | $235,000 |
In the two areas between the floor and the ceiling, the one-unit limit works out to 115% of that median: $635,000 gives $730,250, and $548,000 gives $630,200. The Allentown, Trenton and Vineland areas come out under the floor, so their counties get the floor.
What changed from 2025
Every New Jersey county’s one-unit limit went up for 2026:
| County | 2025 | 2026 | Change |
|---|---|---|---|
| Atlantic | $524,225 | $730,250 | +$206,025 |
| Bergen | $1,209,750 | $1,249,125 | +$39,375 |
| Burlington | $594,550 | $630,200 | +$35,650 |
| Camden | $594,550 | $630,200 | +$35,650 |
| Cape May | $667,000 | $730,250 | +$63,250 |
| Cumberland | $524,225 | $541,287 | +$17,062 |
| Essex | $1,209,750 | $1,249,125 | +$39,375 |
| Gloucester | $594,550 | $630,200 | +$35,650 |
| Hudson | $1,209,750 | $1,249,125 | +$39,375 |
| Hunterdon | $1,209,750 | $1,249,125 | +$39,375 |
| Mercer | $524,225 | $541,287 | +$17,062 |
| Middlesex | $1,209,750 | $1,249,125 | +$39,375 |
| Monmouth | $1,209,750 | $1,249,125 | +$39,375 |
| Morris | $1,209,750 | $1,249,125 | +$39,375 |
| Ocean | $1,209,750 | $1,249,125 | +$39,375 |
| Passaic | $1,209,750 | $1,249,125 | +$39,375 |
| Salem | $594,550 | $630,200 | +$35,650 |
| Somerset | $1,209,750 | $1,249,125 | +$39,375 |
| Sussex | $1,209,750 | $1,249,125 | +$39,375 |
| Union | $1,209,750 | $1,249,125 | +$39,375 |
| Warren | $524,225 | $541,287 | +$17,062 |
2025 figures: the same HUD lookup for CY2025. Atlantic County had the biggest change: it moved off the floor in the same year HUD placed Cape May County in the Atlantic City-Hammonton area; in HUD’s 2025 table Cape May was listed under the Ocean City, NJ area.
FHA limits next to conforming and NJHMFA limits
Two other caps often come up in the same conversation: the conforming limit for Fannie Mae and Freddie Mac loans, set by FHFA, and the purchase price limit on NJHMFA’s First-Time Homebuyer Mortgage, which is often an FHA loan. One-unit figures for 2026:
| Counties | FHA loan limit | Conforming loan limit | NJHMFA price limit |
|---|---|---|---|
| Bergen, Essex, Hudson, Hunterdon, Middlesex, Monmouth, Morris, Ocean, Passaic, Somerset, Sussex, Union | $1,249,125 | $1,209,750 | $1,306,975 |
| Atlantic, Cape May | $730,250 | $832,750 | $764,069 |
| Burlington, Camden, Gloucester, Salem | $630,200 | $832,750 | $659,386 |
| Cumberland, Mercer, Warren | $541,287 | $832,750 | $566,355 |
Conforming: FHFA’s 2026 county file. NJHMFA: standard (non-target-area) one-unit purchase price limit, effective June 17, 2026; Urban Target Areas are higher, and every county is in our NJHMFA income and price limits by county.
The FHA and conforming limits cap the loan. NJHMFA’s limit caps the price of the home, so a buyer using the First-Time Homebuyer program has to fit both: the loan under the FHA limit and the price under NJHMFA’s.
What the limit does and doesn’t mean
- It caps the loan, not the price. A home can cost more than your county’s limit if your down payment covers the difference.
- It follows the property’s county, not where you live now.
- The unit count is the building’s. A two-family house uses the two-unit column, a four-family house the four-unit column.
- It isn’t an approval amount. What you can borrow also depends on income, debts, credit and the appraisal; the limit is only the ceiling.
How to check a limit yourself
- Open HUD’s FHA Mortgage Limits page.
- Pick New Jersey as the state, FHA Forward as the limit type and CY2026 as the year.
- Sort the results by county name and run the search.
- Read across your county’s row: one- to four-unit limits, then the median sale price HUD used.
HUD sets new limits for each calendar year, so check that the year you pick matches the year your FHA case number is assigned.
Not sure which column you’re in?
Tell Jimmy the county, the price range and how many units. He’ll tell you which limit applies, whether FHA or another loan fits better, and what to gather. Eligibility and approval follow FHA rules and the lender’s review; any credit check is explained before you authorize it.
Frequently asked questions
What is the FHA loan limit in New Jersey for 2026?
It depends on the county. For a one-unit home it is $1,249,125 in Bergen, Essex, Hudson, Hunterdon, Middlesex, Monmouth, Morris, Ocean, Passaic, Somerset, Sussex and Union; $730,250 in Atlantic and Cape May; $630,200 in Burlington, Camden, Gloucester and Salem; and $541,287 in Cumberland, Mercer and Warren. These are HUD's 2026 limits, for FHA case numbers assigned on or after January 1, 2026.
What are the 2026 FHA limits for 2- to 4-unit homes in NJ?
In the 12 counties at the ceiling: $1,599,375 for two units, $1,933,200 for three and $2,402,625 for four. Atlantic and Cape May: $934,850, $1,130,000 and $1,404,350. Burlington, Camden, Gloucester and Salem: $806,750, $975,200 and $1,211,950. Cumberland, Mercer and Warren: $693,050, $837,700 and $1,041,125.
Which New Jersey counties have the highest FHA loan limit?
Twelve counties sit at the national FHA ceiling of $1,249,125 for one unit in 2026: Bergen, Essex, Hudson, Hunterdon, Middlesex, Monmouth, Morris, Ocean, Passaic, Somerset, Sussex and Union. All twelve are in HUD's New York-Newark-Jersey City area.
Did FHA loan limits go up in New Jersey for 2026?
Yes, in every county. The ceiling counties rose from $1,209,750 to $1,249,125 and the floor counties from $524,225 to $541,287. Burlington, Camden, Gloucester and Salem rose from $594,550 to $630,200, Cape May from $667,000 to $730,250, and Atlantic from $524,225 to $730,250, the largest change in the state.
Is the FHA loan limit the most I can pay for a house?
No. It caps the loan amount, not the price. You can buy a home that costs more than the limit if your down payment covers the difference and the loan itself stays at or under your county's limit.
How is the FHA limit set for each county?
HUD sets the limits from median house prices, by metropolitan area and county. No limit can go below the national floor, 65% of the $832,750 conforming limit ($541,287 for one unit in 2026), or above the national ceiling, 150% of it ($1,249,125). For an area made of several counties, HUD uses the county with the highest median price.
Does the FHA limit change if I use NJHMFA down payment assistance?
The FHA limit still caps the loan, and NJHMFA's First-Time Homebuyer program adds its own cap on the purchase price. In 2026 NJHMFA's standard one-unit price limit is $566,355 in Cumberland, Mercer and Warren, $659,386 in Burlington, Camden, Gloucester and Salem, $764,069 in Atlantic and Cape May, and $1,306,975 in the 12 northern and central counties, with higher limits in Urban Target Areas.
Where can I check an FHA loan limit myself?
In HUD's FHA Mortgage Limits lookup at entp.hud.gov. Choose New Jersey, the FHA Forward limit type and the 2026 year, and it lists every county with its one- to four-unit limits and the median sale price HUD used.
Related guides
- FHA Loans in New Jersey→How FHA works in NJ: credit, down payment, mortgage insurance and how to apply.
- NJHMFA First-Time Homebuyer Mortgage→The state program that pairs an FHA loan with down payment assistance.
- 2026 NJHMFA Income Limits by County→Income and purchase price limits for every county, standard and target area.
- NJ Attorney Review Period→The three business days after you sign, and what your lender needs meanwhile.
Sources
- HUD, FHA Mortgage Limits lookup: New Jersey, FHA Forward, CY2026 (pulled October 24, 2026)
- HUD, Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Loan Limits (December 11, 2025)
- HUD, news release No. 25-145 on the 2026 loan limits (December 11, 2025)
- Federal Housing Finance Agency, conforming loan limit values for 2026 (November 25, 2025)
- Federal Housing Finance Agency, 2026 county loan limit file
- NJHMFA, First-Time Homebuyer Mortgage Program fact sheet, limits effective June 17, 2026
Equal Housing Opportunity. Jimmy Joseph, MBA is a loan officer, NMLS #1577754, with CMG Mortgage, Inc., dba CMG Home Loans, NMLS #1820. FHA loan limits are set by the U.S. Department of Housing and Urban Development and change each year; confirm the limit for your case number when you apply. This page is information, not a commitment to lend, and does not quote rates.