2026 Conforming Limit Projection: San Antonio Buyer Impact
The Federal Housing Finance Agency has not formally announced 2026 loan limits. Many lenders are using a projected baseline of $819,000 for one unit homes, up from $806,500 in 2025.
San Antonio follows the national baseline as a standard cost area. Early adoption programs already let qualified borrowers use the projection for conventional approvals. VA rules still allow no program loan limit with full entitlement, while remaining entitlement references conforming limits.
FHA limits are expected to rise as well, with a floor commonly discussed near $532,350 and ceilings tied to the conforming ceiling.
Key Dates And Status
- Official FHFA table typically posts in late November each year.
- Projection for one unit baseline is $819,000 in standard counties.
- San Antonio aligns with baseline rather than a high cost ceiling.
What Lenders Are Doing
- Several national lenders already honor the $819,000 projection.
- Approvals still follow agency underwriting and appraisal support.
- Keep a backup scenario at the 2025 baseline if needed.
Program Interactions
- Conventional uses the conforming baseline directly for eligibility.
- VA full entitlement has no program cap; remaining entitlement references baseline.
- FHA limits adjust by county after official conforming values publish.
Verify details: FHFA conforming loan limits · Fannie Mae limits · Freddie Mac limits · VA entitlement and limits · HUD FHA mortgage limits
Key Takeaways
- FHFA has not posted 2026 limits yet; late November is the usual window.
- Many lenders already honor a projected $819,000 baseline for one unit homes.
- San Antonio follows the national baseline rather than a high cost ceiling.
- Conventional eligibility expands within conforming rules where lenders adopt the projection.
- VA full entitlement is uncapped by program limits; remaining entitlement references baseline.
- FHA limits are expected to rise, with a commonly discussed floor near $532,350.
What The 2026 Projection Means For San Antonio Homebuyers
San Antonio follows the national baseline rather than a high cost ceiling. A projected baseline of $819,000 would increase the maximum conforming loan amount for one unit homes. That can widen price bands that qualify for conforming pricing and documentation. Until FHFA publishes the official table, treat the projection as lender specific policy. Confirm adoption with your lender and refresh pre approvals as new information posts.
- Conforming reach: The baseline caps loan amount, not purchase price. With larger down payments, buyers can purchase above the baseline while keeping the loan within conforming guidelines to preserve pricing and documentation advantages.
- Local alignment: As a standard cost area, San Antonio references the baseline for one unit conforming loans. Most neighborhoods will continue to fall within conforming ranges after the official 2026 values publish later in the year.
- Plan for variance: If final values differ from the projection, your lender can update findings quickly. Maintain a backup scenario at the 2025 baseline to protect timelines and negotiation confidence.
- Buyer tools: Model principal and interest in the Mortgage Calculator and refine total payments with taxes, insurance, and dues in the Affordability Calculator.
2025 Versus Projected 2026: Baseline And Ceiling Snapshot
Here is a quick reference for one unit conforming benchmarks and where San Antonio fits today. Values marked projected remain subject to FHFA’s official publication. Use this as planning guidance until the official table posts.
| Year | Baseline One Unit | High Cost Ceiling One Unit | San Antonio Category |
|---|---|---|---|
| 2025 (official) | $806,500 | ≈ $1,210,000 | Standard cost (baseline applies) |
| 2026 (projected) | $819,000 | ≈ $1,228,500 | Standard cost (baseline applies) |
- Confirm at publication: Treat 2026 numbers as projected until FHFA posts the official table. Lenders will align pricing engines and disclosures to the final values upon release, which usually occurs late November each year.
- Unit counts differ: Two, three, and four unit properties carry higher limits than one unit. Ask your lender for unit specific guidance once the 2026 tables publish for Bexar County and nearby counties.
How Lender Early Adoption Works
Several major lenders already honor the $819,000 projection under early adoption policies. These approvals still require standard income documentation and appraisal support. Ask whether your lender will amend disclosures if the official baseline changes and whether a second pre approval letter at the 2025 limit is advisable while you shop.
- Pre approval detail: Request written estimates that show rate, points, cash to close, and the limit policy used. Clear documentation helps sellers and listing agents understand the strength of your financing during negotiations.
- Timeline clarity: Confirm lock windows, contract deadlines, and appraisal ordering time frames. Early clarity prevents last minute stress as final 2026 figures are released and lender engines update.
- Backup scenario: Keep an alternative scenario at the 2025 baseline. If official numbers differ, you can pivot without delaying inspections, option periods, or closing targets.
Conventional, VA, FHA, And Jumbo Compared
The projection directly affects conforming conventional loans purchased by Fannie Mae and Freddie Mac. VA loans remain uncapped by program limits with full entitlement, while remaining entitlement references conforming limits in guaranty math. FHA limits typically adjust after conforming values are released. Jumbo loans sit above conforming and follow investor specific rules.
| Program | How Limits Apply | Monthly Insurance | Unique Considerations | Common Use Case |
|---|---|---|---|---|
| Conventional (Conforming) | Loan amount must be at or below the conforming baseline for pricing. | Often required below twenty percent down. | Simpler execution than many jumbo options; broad product availability. | Borrowers seeking conforming pricing and standard documentation. |
| VA | No program limit with full entitlement; remaining entitlement references baseline. | None. | Many disabled Veterans receive a funding fee exemption at closing. | Eligible Veterans optimizing monthly affordability and cash to close. |
| FHA | County limits adjust annually; floor commonly discussed near $532,350. | Required for the life of the loan in most cases. | Upfront and monthly insurance; flexible credit and ratio guidelines. | Borrowers who benefit from FHA’s credit flexibility and structure. |
| Jumbo | Applies above the conforming baseline or area ceiling. | Varies by investor and product. | Often higher reserves and tighter underwriting standards. | Borrowers targeting prices above conforming thresholds. |
- Total cost view: Compare rate, points, insurance, taxes, and dues side by side. Written estimates across programs will reveal the best balance of payment comfort and cash to close for your situation.
- Neighborhood fit: Align target price bands with comparable sales and taxes across your short list of San Antonio neighborhoods to keep offers realistic and appraisals well supported.
Maximum Purchase Price Examples At The Projected Baseline
These examples keep the conventional loan amount at or below the projected $819,000 conforming baseline. Purchase price varies with down payment. Add taxes, insurance, and any dues to complete your monthly estimate before scheduling showings.
| Down Payment | Max Conforming Loan | Approximate Max Purchase Price | Notes |
|---|---|---|---|
| 3% | $819,000 | ≈ $844,330 | Purchase price equals loan divided by 0.97. |
| 5% | $819,000 | ≈ $862,105 | Purchase price equals loan divided by 0.95. |
| 10% | $819,000 | $910,000 | Purchase price equals loan divided by 0.90. |
| 20% | $819,000 | $1,023,750 | Purchase price equals loan divided by 0.80. |
The Bottom Line
The projected $819,000 baseline can expand conforming options for San Antonio homebuyers without changing your comfort range overnight.
Because FHFA has not published official 2026 values yet, confirm whether your lender uses the projection, keep a backup scenario at the 2025 baseline, and refresh pre approvals when the table posts.
Use LRG calculators, align neighborhoods with taxes and dues, and coordinate timing with your agent to submit confident offers.
Frequently Asked Questions
When will FHFA announce the official 2026 conforming loan limits?
FHFA typically releases the new year table in late November. Treat $819,000 as a projection until the agency publishes final values. Ask your lender about early adoption and plan a backup scenario at the 2025 baseline to protect timelines.
Is the $819,000 number official for San Antonio?
No. It is a widely used projection for standard counties. San Antonio follows the baseline rather than a high cost ceiling. Verify your lender’s adoption policy and expect automated systems to update once FHFA posts the official table.
How does the projection affect conventional approvals today?
Several lenders already underwrite to the projected baseline for one unit homes. Standard documentation and appraisal support still apply. Confirm how your lender will handle disclosures if the official baseline differs and keep a second letter at the 2025 limit.
What is the difference between baseline and high cost ceiling?
The baseline applies to standard cost counties. The high cost ceiling applies in designated higher priced markets. San Antonio is a baseline area, so conforming eligibility references the baseline number for one unit homes rather than a higher ceiling.
How do VA loans interact with conforming limits?
With full entitlement, VA loans do not have a program cap on loan size. When borrowers have remaining entitlement, lenders reference the conforming baseline in guaranty math. Confirm entitlement status early and compare VA and conventional side by side.
Will FHA limits in Bexar County increase as well?
FHA limits typically adjust after the conforming table posts. A commonly discussed floor is near $532,350 for one unit homes, with ceilings tied to the conforming ceiling. Confirm the official HUD table for Bexar County before finalizing offers.
Can I exceed the conforming limit with a conventional loan?
Yes, but it becomes a jumbo loan. Jumbo programs follow different investor rules, can require more reserves, and may price differently. Ask your lender for written estimates so you can compare conforming and jumbo paths side by side.
Do multi unit properties have different limits?
Yes. Two, three, and four unit homes have higher conforming limits than one unit homes. The official FHFA table will list separate values. If you plan to use rental income, confirm unit specific rules for qualifying and reserves.
How should I prepare my budget around the projection?
Model payments with the LRG calculators, then add taxes, insurance, and any dues. Ask your lender for updated findings at the projection and the 2025 baseline. This keeps you flexible if the official number lands differently than expected.
What documents help speed underwriting during early adoption?
Provide recent pay information, asset statements, identification, and any property details quickly. Ask for a clear pre approval letter that cites the lender’s current limit policy. Share updates with your agent so offer timelines remain realistic and competitive.
