Metro Detroit is one of the last major American metros where the loan limits are almost never the constraint — and that's a genuine advantage for buyers. For 2026, Wayne, Oakland, Macomb, and Livingston counties all carry the national baseline conforming limit of $832,750 and the FHA floor of $541,287.
The 2026 numbers
| County (Area) | 2026 Conforming Limit | 2026 FHA Limit (1-unit) |
|---|---|---|
| Wayne (Detroit, Dearborn, Downriver) | $832,750 | $541,287 |
| Oakland (Royal Oak, Troy, Birmingham) | $832,750 | $541,287 |
| Macomb (Warren, Sterling Heights, Shelby Twp) | $832,750 | $541,287 |
| Livingston (Brighton, Howell) | $832,750 | $541,287 |
What "floor limits" mean in this market
An FHA ceiling of $541,287 covers the overwhelming majority of Metro Detroit inventory — from Grosse Pointe colonials to Ferndale bungalows to new construction in Macomb Township. Even Oakland County's premium communities mostly price inside the $832,750 conforming line; Birmingham and Bloomfield Hills are where jumbo occasionally enters the conversation, and even there a healthy down payment often keeps the loan conforming.
The upshot: in Metro Detroit, the interesting question is almost never "can I borrow enough?" It's which structure wins — FHA's flexibility on credit, conventional's mortgage-insurance math on stronger profiles, or VA's zero-down for those who've served. That's a profile conversation, not a limit conversation.
Michigan's assistance stack
Michigan runs one of the more established state assistance systems: MSHDA pairs its first mortgages with down payment assistance through approved lenders. Terms and funding change through the year, and some Detroit-area communities layer local programs on top — a local loan officer will know what's live right now.
Beyond the limits
- VA buyers: no loan limit with full entitlement, typically nothing down.
- Winter-proof your budget, not just your offer. Metro Detroit's older housing stock makes inspection findings and utility costs a bigger swing factor than the loan limit — leave room for both.
Sources
- FHFA: Conforming Loan Limit Values for 2026 (announced Nov 25, 2025) and the FHFA 2026 county loan limit list
- HUD: FHA Announces 2026 Loan Limits, Mortgagee Letter 2025-23, and the HUD CHUMS county limit data file, CY2026
- VA home loan limits (no limit with full entitlement)
Loan limits shown are for one-unit properties; two- to four-unit properties have higher limits. All figures are current as of August 2026 and reset annually. Down payment assistance programs are administered by their respective agencies, have their own eligibility requirements, and change without notice. This is general information, not a loan offer or a commitment to lend — talk to a local Xpert loan officer for numbers specific to you.