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FHA loans in North Carolina: the top county limit is $805,000, and it is not Charlotte.
North Carolina has 100 counties and 91 of them sit at the national FHA floor of $541,287. Charlotte is one of them. So is Raleigh, and Greensboro, and Asheville. The highest FHA limit in the state belongs to Perquimans County, a rural non-metro county in the northeast corner, at $805,000.
2026 figures, taken from HUD's own county limits file. Subject to eligibility and lender guidelines.
"Bigger city, higher FHA limit. Charlotte will be higher than some rural county."
That is not how HUD sets it. In North Carolina:
- Perquimans County (non-metro): $805,000, the state high
- Camden, Currituck and Gates: $757,850
- Mecklenburg County (Charlotte) and Wake County (Raleigh): the floor
- 91 of 100 counties are at $541,287
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2026 FHA loan limits in North Carolina
100 counties, 91 of them at the national floor and 9 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 |
|---|---|---|---|---|
| $805,000 | $1,030,550 | $1,245,700 | $1,548,100 | Perquimans County |
| $757,850 | $970,200 | $1,172,750 | $1,457,450 | Camden County, Currituck County, Gates County |
| $718,750 | $920,150 | $1,112,250 | $1,382,250 | Dare County |
| $634,800 | $812,650 | $982,300 | $1,220,800 | Chatham County, Durham County, Orange County, Person County |
| $541,287 | $693,050 | $837,700 | $1,041,125 | The remaining 91 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. Perquimans County being the state high is HUD's own figure, not a transcription error. Not a commitment to lend.
The limit follows local median prices, not city size
HUD calculates each area's limit from local median house prices, and where a county belongs to a metropolitan statistical area the limit is set using the county with the highest median price in that MSA. That produces results that look backwards if you assume population drives the number.
North Carolina is the clearest example in our footprint. Camden, Currituck and Gates counties are attached to the Virginia Beach-Chesapeake-Norfolk MSA, so they inherit that area's higher limit of $757,850 despite being rural. Dare County comes in at $718,750 through the Kill Devil Hills area, which is the Outer Banks. The Durham-Chapel Hill MSA lifts Chatham, Durham, Orange and Person to $634,800. Charlotte and Raleigh, with far larger populations, have local median prices that land them at the national floor.
The practical point: never infer your limit from how big your city is. Look up the county.
Who regulates us in North Carolina
Home Loans Inc: Jason Sharon, Mortgage Broker is licensed as a mortgage broker in North Carolina through the NC Commissioner of Banks, under company NMLS #1728740. Jason Sharon's individual licence is NMLS #1281448.
North Carolina law at NCGS 53-244 requires a link to the NMLS Consumer Access website on all web pages. That link is in the footer of every page on this site, and you can verify our company and individual licenses through it directly.
As a broker we are not tied to one lender menu, which matters because two lenders in Charlotte can read the same file differently. HUD also maintains a North Carolina page covering local housing programs and assistance.
The 100 figures above are the only state-specific part
Once you have the right county figure, the decision is federal. Most North Carolina declines we see are a lender interpretation rather than an FHA rule, and the DTI ceilings are higher than the number people are usually quoted.
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 North Carolina
What is the FHA loan limit in Charlotte, NC for 2026?
Mecklenburg County is at the national floor, so the 2026 one-unit FHA limit in Charlotte is $541,287. Two-unit is $693,050, three-unit $837,700 and four-unit $1,041,125. The same figures apply in Wake County for Raleigh.
Which North Carolina county has the highest FHA loan limit?
Perquimans County, at $805,000 for a one-unit property, which is higher than any metropolitan county in the state. It is a non-metro county, so the limit comes from its own local median price rather than from a metro area calculation.
Why do rural counties near the Virginia border have higher FHA limits?
Camden, Currituck and Gates counties belong to the Virginia Beach-Chesapeake-Norfolk metropolitan area. When a county is part of an MSA, HUD sets the limit using the highest median price county in that MSA, so those three inherit a limit of $757,850.
Do North Carolina FHA loans have extra state requirements?
Not on the loan itself. FHA credit, down payment and ratio rules are federal. North Carolina does impose a disclosure requirement on the licensee side: NCGS 53-244 requires the NMLS Consumer Access link on all web pages, which is why it appears in our footer.
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