Georgia — Xpert's home state — splits cleanly in two for 2026. Every county shares the conforming limit of $832,750, but Atlanta's FHA ceiling towers over the rest of the state.
The 2026 FHA numbers
| County (Area) | 2026 Conforming Limit | 2026 FHA Limit (1-unit) |
|---|---|---|
| Fulton, DeKalb, Cobb, Gwinnett, Forsyth (Metro Atlanta) | $832,750 | $718,750 |
| Chatham, Bryan, Effingham (Greater Savannah) | $832,750 | $541,287 |
Atlanta: one of the Southeast's highest FHA ceilings
Metro Atlanta's FHA limit of $718,750 is among the highest in the Southeast — a direct result of how far intown and northern-arc prices have climbed. Practically, it means FHA's 3.5% down payment reaches well past starter homes: much of Brookhaven, Smyrna, Decatur, and the Forsyth/Gwinnett growth corridors price inside that limit. For buyers rebuilding credit or stretching a first down payment, Atlanta is a strong FHA market top to bottom.
Savannah: floor limits, coastal value
Chatham, Bryan, and Effingham counties sit at the national FHA floor of $541,287 — which says less about Savannah's charm and more about its prices: most of the market, from the islands to the fast-growing Pooler and Richmond Hill corridors, still fits comfortably inside the floor. With the Hyundai Metaplant reshaping Bryan County, that affordability window is the story to watch.
Beyond the limits
- VA buyers: with Fort Stewart, Hunter Army Airfield, and a large veteran community across both metros, remember that VA loans have no loan limit with full entitlement — often with zero down.
- Down payment help: the state's Georgia Dream program offers assistance to eligible buyers through approved lenders, with enhanced tiers for public protectors, educators, healthcare workers, and military. Terms and funding change — ask what's current.
- Limits are for the loan, not the price. A $900,000 Atlanta purchase can still ride a conforming loan if the down payment brings the balance to $832,750 or below.
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.