2026 limits · 100 counties
North Carolina 2026 loan limits for duplexes, triplexes and fourplexes
In North Carolina, the 2026 FHA limit for a fourplex runs from $1,041,125 to $1,548,100. 91 of 100 counties sit at the national floor; the highest is Perquimans County. The conforming limit, which caps a conventional loan Fannie Mae or Freddie Mac can buy, is the baseline $1,601,750 for a fourplex statewide.
$693,050 to $1,030,550FHA, 2 units
$1,041,125 to $1,548,100FHA, 4 units
9counties above FHA's floor
$1,601,750highest conforming limit, 4 units
Every county in North Carolina
The limit caps the base loan, not the price. FHA's upfront premium can be added on top without counting against it. "High-cost" marks a county whose FHA limit is above the national floor.
| County | FHA 2026 | Conforming 2026 | ||||
|---|---|---|---|---|---|---|
| 2 units | 3 units | 4 units | 2 units | 3 units | 4 units | |
| Alamance County Burlington, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Alexander County Hickory-Lenoir-Morganton, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Alleghany County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Anson County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Ashe County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Avery County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Beaufort County Washington, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bertie County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bladen County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Brunswick County Wilmington, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Buncombe County Asheville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Burke County Hickory-Lenoir-Morganton, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cabarrus County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Caldwell County Hickory-Lenoir-Morganton, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Camden County high-cost Virginia Beach-Chesapeake-Norfolk, VA-NC | $970,200 | $1,172,750 | $1,457,450 | $1,066,250 | $1,288,800 | $1,601,750 |
| Carteret County Morehead City, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Caswell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Catawba County Hickory-Lenoir-Morganton, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Chatham County high-cost Durham-Chapel Hill, NC | $812,650 | $982,300 | $1,220,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cherokee County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Chowan County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Clay County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cleveland County Shelby-Kings Mountain, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Columbus County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Craven County New Bern, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cumberland County Fayetteville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Currituck County high-cost Virginia Beach-Chesapeake-Norfolk, VA-NC | $970,200 | $1,172,750 | $1,457,450 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dare County high-cost Kill Devil Hills, NC | $920,150 | $1,112,250 | $1,382,250 | $1,066,250 | $1,288,800 | $1,601,750 |
| Davidson County Winston-Salem, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Davie County Winston-Salem, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Duplin County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Durham County high-cost Durham-Chapel Hill, NC | $812,650 | $982,300 | $1,220,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Edgecombe County Rocky Mount, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Forsyth County Winston-Salem, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Franklin County Raleigh-Cary, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Gaston County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Gates County high-cost Virginia Beach-Chesapeake-Norfolk, VA-NC | $970,200 | $1,172,750 | $1,457,450 | $1,066,250 | $1,288,800 | $1,601,750 |
| Graham County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Granville County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Greene County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Guilford County Greensboro-High Point, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Halifax County Roanoke Rapids, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Harnett County Anderson Creek, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Haywood County Waynesville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Henderson County Asheville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hertford County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hoke County Fayetteville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hyde County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Iredell County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jackson County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Johnston County Raleigh-Cary, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jones County New Bern, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lee County Sanford, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lenoir County Kinston, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lincoln County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Macon County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Madison County Asheville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Martin County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| McDowell County Marion, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Mecklenburg County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Mitchell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Montgomery County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Moore County Pinehurst-Southern Pines, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Nash County Rocky Mount, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| New Hanover County Wilmington, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Northampton County Roanoke Rapids, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Onslow County Jacksonville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Orange County high-cost Durham-Chapel Hill, NC | $812,650 | $982,300 | $1,220,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pamlico County New Bern, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pasquotank County Elizabeth City, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pender County Wilmington, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Perquimans County high-cost | $1,030,550 | $1,245,700 | $1,548,100 | $1,066,250 | $1,288,800 | $1,601,750 |
| Person County high-cost Durham-Chapel Hill, NC | $812,650 | $982,300 | $1,220,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pitt County Greenville, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Polk County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Randolph County Greensboro-High Point, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Richmond County Rockingham, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Robeson County Lumberton, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Rockingham County Greensboro-High Point, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Rowan County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Rutherford County Forest City, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sampson County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Scotland County Laurinburg, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Stanly County Albemarle, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Stokes County Winston-Salem, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Surry County Mount Airy, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Swain County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Transylvania County Brevard, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Tyrrell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Union County Charlotte-Concord-Gastonia, NC-SC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Vance County Henderson, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wake County Raleigh-Cary, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Warren County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Washington County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Watauga County Boone, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wayne County Goldsboro, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wilkes County North Wilkesboro, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wilson County Wilson, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Yadkin County Winston-Salem, NC | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Yancey County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
How much building fits under the limit
With FHA's minimum 3.5% down, the base loan is 96.5% of the price. So the most you can pay and stay inside the limit is the limit divided by 0.965.
| Where | Duplex | Triplex | Fourplex |
|---|---|---|---|
| 91 counties at the floor | $718,186 | $868,082 | $1,078,886 |
| Perquimans County | $1,067,927 | $1,290,880 | $1,604,248 |
Put more than 3.5% down and the ceiling on price rises with it. Price is also only half of it: on a three- or four-unit building, FHA's self-sufficiency test often binds before the loan limit does. The calculator runs both against a county you pick.
VA and conventional in North Carolina
Conventional loans use the conforming column. On a 2-4 unit home you live in, Freddie Mac's published maximum is 95% loan-to-value for a mortgage its automated system accepts, but 85% (two units) and 80% (three or four) for a "super conforming" loan above the baseline, and the same 85% and 80% for a manually underwritten one.
A veteran with full VA entitlement has no county limit. If some entitlement is still tied up in another loan, VA ties the guaranty to the one-unit conforming limit even for a fourplex: $832,750 in North Carolina. The guaranty is 25% of that figure minus the entitlement already used.
Other states: all states and the county lookup.