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FHA loans in Georgia: metro Atlanta's 29 counties share one limit.
Georgia has 159 counties, more than any state in the country except Texas, and 125 of them sit at the national FHA floor of $541,287. The interesting part is the other 34. Twenty-nine of them belong to the Atlanta metropolitan area and all twenty-nine carry the identical limit of $718,750, which makes Georgia the cleanest example of how HUD treats a metro as one unit.
2026 figures, taken from HUD's own county limits file. Subject to eligibility and lender guidelines.
"With 159 counties, Georgia FHA limits must be complicated."
It is actually the simplest map in our footprint:
- Metro Atlanta, 29 counties: $718,750, all identical
- Athens area, 4 counties: $616,400
- Greene County: $638,250
- The remaining 125 counties: $541,287
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2026 FHA loan limits in Georgia
159 counties, 125 of them at the national floor and 34 above it. Find yours in the table, and note that the limit is a cap on the loan amount rather than a statement about what you qualify for.
| One unit | Two units | Three units | Four units | Where it applies |
|---|---|---|---|---|
| $718,750 | $920,150 | $1,112,250 | $1,382,250 | Barrow County, Bartow County, Butts County, Carroll County, Cherokee County, Clayton County, Cobb County, Coweta County, Dawson County, DeKalb County, Douglas County, Fayette County, Forsyth County, Fulton County, Gwinnett County, Haralson County, Heard County, Henry County, Jasper County, Lumpkin County, Meriwether County, Morgan County, Newton County, Paulding County, Pickens County, Pike County, Rockdale County, Spalding County, Walton County |
| $638,250 | $817,050 | $987,650 | $1,227,400 | Greene County |
| $616,400 | $789,100 | $953,850 | $1,185,400 | Clarke County, Madison County, Oconee County, Oglethorpe County |
| $541,287 | $693,050 | $837,700 | $1,041,125 | The remaining 125 counties |
County figures from HUD's CY2026 forward mortgage limits file; national floor and ceiling from Mortgagee Letter 2025-23, effective for case numbers assigned on or after January 1, 2026. Confirm your own county on HUD's official lookup before it matters, since these change each January. All 29 Atlanta-area counties share one figure because HUD treats the MSA as a single area. Not a commitment to lend.
One high-priced county lifts twenty-nine
When a county belongs to a metropolitan statistical area, HUD does not calculate its limit from its own median price. It uses the highest median price county in the whole MSA and applies that figure across the area. The Atlanta-Sandy Springs-Roswell MSA is large, and the result is that 29 counties share a single limit of $718,750.
That is worth real money at the edges of the metro. A county on the outer ring of the Atlanta MSA, where houses cost considerably less than in Fulton or Forsyth, still gets the full metro limit. A county just outside the MSA boundary with similar house prices gets the floor instead, a difference of $177,463 in borrowing headroom.
The Athens-Clarke County MSA does the same thing on a smaller scale, lifting Clarke, Madison, Oconee and Oglethorpe to $616,400. Greene County stands alone at $638,250 as a non-metro county whose own median price carries it above the floor.
Who regulates us in Georgia
Home Loans Inc: Jason Sharon, Mortgage Broker is licensed as a mortgage broker in Georgia through the GA Department of Banking and Finance, under company NMLS #1728740. Jason Sharon's individual licence is NMLS #1281448.
Our Georgia license is issued through the Georgia Department of Banking and Finance under company NMLS #1728740, verifiable through NMLS Consumer Access in the footer.
We broker your file rather than sell one product, which is the difference between an overlay ending the conversation and it just meaning a different lender. HUD also maintains a Georgia page covering local housing programs and assistance.
The 159 figures above are the only state-specific part
If you are inside the Atlanta band the limit is generous, so a decline is coming from somewhere else. Start with the actual reasons and check whether a cosigned debt is being counted that should not be.
Comparing states? The state hub sets out what is federal and what is local across all ten states we are licensed in.
What people ask about FHA loans in Georgia
What is the FHA loan limit in Atlanta for 2026?
$718,750 for a one-unit property, and that figure applies across all 29 counties of the Atlanta-Sandy Springs-Roswell metropolitan area, including Fulton, DeKalb, Cobb, Gwinnett, Cherokee and Clayton. Two-unit is $920,050, three-unit $1,112,150 and four-unit $1,382,100.
Do all Georgia counties have the same FHA limit?
No. 125 of the 159 counties are at the national floor of $541,287. The 34 above it are the 29 metro Atlanta counties at $718,750, four Athens-area counties at $616,400, and Greene County at $638,250.
Why does a rural county near Atlanta have a high FHA limit?
Because it is inside the Atlanta metropolitan statistical area. HUD sets an MSA's limit from the highest median price county in that MSA and applies it across the whole area, so outer-ring counties receive the full metro figure regardless of their own local prices.
What is the FHA loan limit in Savannah or Augusta?
Both are at the national floor of $541,287 for 2026. Chatham County for Savannah and Richmond County for Augusta are not in a metro area whose median prices lift them above the floor.
Let's re-run your math the right way.
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