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FHA loans in Mississippi: every county at $541,287.
All 82 Mississippi counties sit at the national FHA floor of $541,287 for a one-unit property. That includes DeSoto County, which is part of the Memphis metropolitan area, and it includes the Gulf Coast counties. Mississippi is one of three states in our footprint with a completely flat limit map, so there is no county lookup to do.
2026 figures, taken from HUD's own county limits file. Subject to eligibility and lender guidelines.
"DeSoto County is a Memphis suburb, so it should get a metro FHA limit."
Metro status alone does not lift a limit:
- Every Mississippi county: $541,287 for one unit
- DeSoto County, in the Memphis MSA: still the floor
- Harrison and Hancock on the Gulf Coast: the floor
- Hinds County (Jackson): the floor
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2026 FHA loan limits in Mississippi
Mississippi is one number statewide. Hinds, Harrison, DeSoto, Rankin, Madison and Lee all carry the same cap, and even DeSoto's place in the Memphis metro does not move it.
| Property | 2026 limit, all 82 counties |
|---|---|
| One unit | $541,287 |
| Two units | $693,050 |
| Three units | $837,700 |
| Four units | $1,041,125 |
Counties at the top of the national scale are capped at $1,249,125 on a one-unit home. Mississippi sits at the other end, which means the borrowing cap is rarely the reason a Mississippi purchase does not work.
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. No Mississippi county is above the floor in HUD's 2026 file, including DeSoto. Not a commitment to lend.
The limit is flat. The insurance is not.
Because the loan limit is identical statewide, the thing that actually varies across Mississippi for an FHA file is the cost of insuring the property, and that varies a great deal between the Gulf Coast and the interior.
This matters to qualifying, not just to your budget. The monthly housing payment FHA uses to calculate your debt-to-income ratio includes hazard insurance, required flood insurance and the FHA mortgage insurance premium. On the coast, in Harrison, Hancock and Jackson counties, wind and flood coverage can add enough to that payment to change what a file can carry, at the same purchase price as an identical house inland.
The practical move is the same one that applies anywhere on a coast: get a real insurance quote for the specific address before you get attached to a number, because an estimate that is off by a couple of hundred dollars a month is enough to move a ratio past where the file works.
Who regulates us in Mississippi
Home Loans Inc: Jason Sharon, Mortgage Broker is licensed as a mortgage broker in Mississippi through the MS Department of Banking and Consumer Finance, under company NMLS #1728740. Jason Sharon's individual licence is NMLS #1281448.
Our Mississippi license is issued through the Mississippi Department of Banking and Consumer Finance under company NMLS #1728740, verifiable through NMLS Consumer Access in the footer.
We broker rather than lend, which matters on the coast when a lender tightens on wind and flood exposure. HUD also maintains a Mississippi page covering local housing programs and assistance.
The 82 figures above are the only state-specific part
The limit is the same everywhere in Mississippi, so the variables are your ratios and the property. The DTI ceilings matter most on the coast, where the insurance premium rides inside the payment.
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 Mississippi
What is the FHA loan limit in Mississippi for 2026?
$541,287 for a one-unit property in all 82 counties. Two-unit is $693,050, three-unit $837,700 and four-unit $1,041,125. No Mississippi county is above the national floor.
Is DeSoto County higher because it is near Memphis?
No. DeSoto County is part of the Memphis metropolitan area but is still at the national floor of $541,287. Belonging to a metro area only raises the limit when median house prices in that area are high enough to push it above the floor.
Does the Gulf Coast have a different FHA loan limit?
No, Harrison, Hancock and Jackson counties are at the same $541,287 as the rest of the state. What differs on the coast is the insurance cost, which is part of the monthly payment used in your debt-to-income calculation and can affect whether a file qualifies.
Are Mississippi FHA rules different from other states?
No. FHA policy comes from HUD Handbook 4000.1 and applies identically nationwide. Mississippi-specific items are the county loan limit, which is flat here, and licensing through the Mississippi Department of Banking and Consumer Finance.
Let's re-run your math the right way.
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