Every January, HUD and FHFA publish new loan limits. For 2026, the Philadelphia metro (Philadelphia, Bucks, Chester, Delaware, and Montgomery counties) carries FHA limits above the national floor.
The 2026 numbers
| Units | FHA limit | Conforming limit |
|---|---|---|
| 1 | $630,200 | $832,750 |
| 2 | $806,750 | $1,066,250 |
| 3 | $975,200 | $1,288,800 |
| 4 | $1,211,950 | $1,601,750 |
The rest of Pennsylvania mostly sits at the national FHA floor of $541,287 for a single-family home, so being in the Philadelphia MSA gives buyers here more room.
Why the limit matters more on a renovation loan
On a regular FHA purchase, the limit applies to the loan on the purchase price. On a 203k, it applies to the total loan, which includes:
- The purchase price, less your down payment
- The contractor's price for the renovation
- The contingency reserve (often 10–20% on older rowhomes)
- The HUD consultant's fee and permit costs (Standard 203k)
- Up to 12 months of mortgage payments if you can't live in the house during the work (Standard 203k)
- The upfront FHA mortgage insurance premium, which can be financed on top of the base loan
A $450,000 purchase with a $140,000 renovation and a 15% contingency can push close to the $630,200 single-family limit in a hurry.
A quick worked example
A buyer is purchasing a twin in Mount Airy for $420,000 and plans a $120,000 renovation with a $15,000 contingency.
- Purchase plus renovation plus contingency: $555,000
- 3.5% down on that total: about $19,425
- Base loan: about $535,575, under the $630,200 limit
That buyer fits. The same buyer at $500,000 with a $150,000 renovation would not, and would move to HomeStyle with a limit of $832,750.
Illustration only. Actual loan amounts depend on the appraisal, the program, and qualification.
Multi-unit buyers have the most room
The 2–4 unit limits are where Philadelphia really opens up. An owner-occupant buying a West Philadelphia triplex can finance up to $975,200 with an FHA 203k, enough to buy and fully renovate most triplexes in the city. See 2–4 unit renovation loans.
Check before you shop
Limits reset each January. Before you write an offer, we'll confirm the current limit for the county and property type, and work backward to your maximum purchase price.
2026 the Philadelphia metro loan limits
| Property | FHA 203k limit | Conforming limit (HomeStyle / CHOICERenovation) |
|---|---|---|
| 1-unit | $630,200 | $832,750 |
| 2-unit | $806,750 | $1,066,250 |
| 3-unit | $975,200 | $1,288,800 |
| 4-unit | $1,211,950 | $1,601,750 |
2026 limits for Philadelphia, Bucks, Chester, Delaware, and Montgomery counties (Philadelphia MSA). FHA limits from HUD; conforming limits from FHFA. Limits apply to the total loan amount, including renovation costs. Limits change every January.
Frequently asked questions
What is the 2026 FHA loan limit in Philadelphia?
$630,200 for a single-family home, $806,750 for a 2-unit, $975,200 for a 3-unit, and $1,211,950 for a 4-unit. The same limits apply in Bucks, Chester, Delaware, and Montgomery counties.
Does the loan limit include the renovation cost?
Yes. On a 203k, the loan amount (purchase or payoff, renovation, contingency, and financed fees) must fit under the FHA limit.
What if my project goes over the FHA limit?
Look at HomeStyle or CHOICERenovation, which go up to the $832,750 conforming limit for a single-family home in 2026, or reduce the scope.