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Each year, the Federal Housing Finance Agency (FHFA) updates the maximum loan sizes that Fannie Mae and Freddie Mac can purchase. Recent data showed U.S. home prices increased about 3.26% year-over-year, which directly influences the new 2026 limits. These are commonly called conforming loan limits or conventional loan limits.

The tables below summarize the 2026 limits for most U.S. counties and the specific limits that apply to Washington State, including the higher limits available in the greater Seattle metro area (King, Snohomish, and Pierce Counties) when designated as high-cost areas.

New 2026 Baseline Conforming Loan Limits - Nationwide

*High-cost limits apply only where FHFA designates the county as a high-cost area based on local median home values. Always confirm the exact county limit using the official FHFA loan limit look-up tool.

2026 Conforming Loan Limits — Washington State Overview

Washington State follows the national baseline limits in most counties. Some higher-priced markets in the greater Seattle area may be treated as high-cost, allowing for larger conforming loan amounts that remain eligible for Fannie Mae and Freddie Mac instead of moving into “jumbo” territory.

Most Washington Counties (Standard Baseline Limits)

For the majority of Washington counties, the 2026 conforming limits match the national baseline:

Greater Seattle Metro — King, Snohomish, and Pierce Counties (High Cost Areas)

In higher-priced markets like Seattle and surrounding areas, FHFA may designate specific counties as high-cost. When that happens, conforming loan limits increase. The example below reflects typical high-cost style limits that may apply when a county meets FHFA’s high-cost criteria:

^† High-cost limits for King, Snohomish, and Pierce Counties depend on FHFA’s official designation for the given year. Always verify the exact loan limit for the subject property’s county and unit count using the most current FHFA data or investor matrices.

Why These Limits Matter

The conforming limit is the maximum loan amount that can be delivered to Fannie Mae or Freddie Mac under standard conforming guidelines. Loans above the applicable county limit are generally treated as jumbo loans, which may have different underwriting standards, pricing, or reserve requirements. 

Higher conforming limits can benefit buyers by:

• Allowing more homes to be financed with conventional loans instead of jumbo loans
• Potentially offering lower down payment options, depending on the program
• Expanding eligibility for first-time homebuyer programs
• Improving overall affordability and purchasing power
• Homebuyers can use these limits to understand how far a conventional loan may go in a specific county.
• Existing homeowners can check whether a refinance will stay within conforming guidelines or move into jumbo territory.
• Investors purchasing 2–4 unit properties can see how much conventional financing capacity is available per unit type.

Important Reminders

• Loan limits are only one part of eligibility. Credit profile, income, assets, property type, occupancy, and overall risk factors still play a major role in underwriting.
• Not all lenders offer high-balance conforming loans in every county, even when FHFA allows them. Always check current investor overlays and program availability.
• Loan limits and guidelines can change without notice. Be sure you are referencing the most current information at the time of application or lock.

What Buyers Should Do Next

If you're planning to buy or refinance in 2026, now is a great time to:

• Review your budget and updated purchasing power
• Explore conventional loan options under the new limits
• Get pre-approved early to position yourself competitively
• Talk with a local mortgage professional who can walk you through the changes

Higher loan limits help make more homes accessible through conventional financing—especially important in fast-moving markets like Seattle, Bellevue, Tacoma, Everett, and surrounding areas. 

Source attribution: https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026