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2025 FHA Loan Limits in North Carolina

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If you’re looking to purchase a home in North Carolina, you may qualify for a loan backed by the Federal Housing Administration (FHA). These loans offer less stringent qualification requirements than conventional loans.

North Carolina FHA loan limits vary by county, ranging from $524,225 for single-family homes in most counties up to $805,000 in the more expensive metro areas. Here’s what you need to know about FHA loan limits and requirements in the Tar Heel State.

North Carolina FHA loan limits by county

County name	One unit	Two units	Three units	Four units	Median sales price
ALAMANCE	$524,225	$671,200	$811,275	$1,008,300	$280,000
ALEXANDER	$524,225	$671,200	$811,275	$1,008,300	$248,000
ALLEGHANY	$524,225	$671,200	$811,275	$1,008,300	$130,000
ANSON	$524,225	$671,200	$811,275	$1,008,300	$423,000
ASHE	$524,225	$671,200	$811,275	$1,008,300	$116,000
AVERY	$524,225	$671,200	$811,275	$1,008,300	$220,000
BEAUFORT	$524,225	$671,200	$811,275	$1,008,300	$164,000
BERTIE	$524,225	$671,200	$811,275	$1,008,300	$64,000
BLADEN	$524,225	$671,200	$811,275	$1,008,300	$98,000
BRUNSWICK	$524,225	$671,200	$811,275	$1,008,300	$339,000
BUNCOMBE	$524,225	$671,200	$811,275	$1,008,300	$430,000
BURKE	$524,225	$671,200	$811,275	$1,008,300	$248,000
CABARRUS	$524,225	$671,200	$811,275	$1,008,300	$423,000
CALDWELL	$524,225	$671,200	$811,275	$1,008,300	$248,000
CAMDEN	$757,850	$970,200	$1,172,750	$1,457,450	$659,000
CARTERET	$524,225	$671,200	$811,275	$1,008,300	$370,000
CASWELL	$524,225	$671,200	$811,275	$1,008,300	$145,000
CATAWBA	$524,225	$671,200	$811,275	$1,008,300	$248,000
CHATHAM	$632,500	$809,700	$978,750	$1,216,350	$550,000
CHEROKEE	$524,225	$671,200	$811,275	$1,008,300	$181,000
CHOWAN	$524,225	$671,200	$811,275	$1,008,300	$220,000
CLAY	$524,225	$671,200	$811,275	$1,008,300	$221,000
CLEVELAND	$524,225	$671,200	$811,275	$1,008,300	$180,000
COLUMBUS	$524,225	$671,200	$811,275	$1,008,300	$120,000
CRAVEN	$524,225	$671,200	$811,275	$1,008,300	$275,000
CUMBERLAND	$524,225	$671,200	$811,275	$1,008,300	$315,000
CURRITUCK	$757,850	$970,200	$1,172,750	$1,457,450	$659,000
DARE	$663,550	$849,450	$1,026,800	$1,276,100	$577,000
DAVIDSON	$524,225	$671,200	$811,275	$1,008,300	$255,000
DAVIE	$524,225	$671,200	$811,275	$1,008,300	$255,000
DUPLIN	$524,225	$671,200	$811,275	$1,008,300	$125,000
DURHAM	$632,500	$809,700	$978,750	$1,216,350	$550,000
EDGECOMBE	$524,225	$671,200	$811,275	$1,008,300	$220,000
FORSYTH	$524,225	$671,200	$811,275	$1,008,300	$255,000
FRANKLIN	$530,150	$678,700	$820,350	$1,019,550	$461,000
GASTON	$524,225	$671,200	$811,275	$1,008,300	$423,000
GATES	$757,850	$970,200	$1,172,750	$1,457,450	$659,000
GRAHAM	$524,225	$671,200	$811,275	$1,008,300	$180,000
GRANVILLE	$632,500	$809,700	$978,750	$1,216,350	$550,000
GREENE	$524,225	$671,200	$811,275	$1,008,300	$130,000
GUILFORD	$524,225	$671,200	$811,275	$1,008,300	$268,000
HALIFAX	$524,225	$671,200	$811,275	$1,008,300	$100,000
HARNETT	$524,225	$671,200	$811,275	$1,008,300	$315,000
HAYWOOD	$524,225	$671,200	$811,275	$1,008,300	$430,000
HENDERSON	$524,225	$671,200	$811,275	$1,008,300	$430,000
HERTFORD	$524,225	$671,200	$811,275	$1,008,300	$80,000
HOKE	$524,225	$671,200	$811,275	$1,008,300	$315,000
HYDE	$524,225	$671,200	$811,275	$1,008,300	$150,000
IREDELL	$524,225	$671,200	$811,275	$1,008,300	$423,000
JACKSON	$524,225	$671,200	$811,275	$1,008,300	$335,000
JOHNSTON	$530,150	$678,700	$820,350	$1,019,550	$461,000
JONES	$524,225	$671,200	$811,275	$1,008,300	$275,000
LEE	$524,225	$671,200	$811,275	$1,008,300	$295,000
LENOIR	$524,225	$671,200	$811,275	$1,008,300	$120,000
LINCOLN	$524,225	$671,200	$811,275	$1,008,300	$423,000
MACON	$524,225	$671,200	$811,275	$1,008,300	$265,000
MADISON	$524,225	$671,200	$811,275	$1,008,300	$430,000
MARTIN	$524,225	$671,200	$811,275	$1,008,300	$75,000
MCDOWELL	$524,225	$671,200	$811,275	$1,008,300	$133,000
MECKLENBURG	$524,225	$671,200	$811,275	$1,008,300	$423,000
MITCHELL	$524,225	$671,200	$811,275	$1,008,300	$150,000
MONTGOMERY	$524,225	$671,200	$811,275	$1,008,300	$100,000
MOORE	$524,225	$671,200	$811,275	$1,008,300	$386,000
NASH	$524,225	$671,200	$811,275	$1,008,300	$220,000
NEW HANOVER	$524,225	$671,200	$811,275	$1,008,300	$412,000
NORTHAMPTON	$524,225	$671,200	$811,275	$1,008,300	$100,000
ONSLOW	$524,225	$671,200	$811,275	$1,008,300	$258,000
ORANGE	$632,500	$809,700	$978,750	$1,216,350	$550,000
PAMLICO	$524,225	$671,200	$811,275	$1,008,300	$275,000
PASQUOTANK	$805,000	$1,030,550	$1,245,700	$1,548,100	$245,000
PENDER	$524,225	$671,200	$811,275	$1,008,300	$412,000
PERQUIMANS	$805,000	$1,030,550	$1,245,700	$1,548,100	$245,000
PERSON	$632,500	$809,700	$978,750	$1,216,350	$550,000
PITT	$524,225	$671,200	$811,275	$1,008,300	$235,000
POLK	$524,225	$671,200	$811,275	$1,008,300	$385,000
RANDOLPH	$524,225	$671,200	$811,275	$1,008,300	$268,000
RICHMOND	$524,225	$671,200	$811,275	$1,008,300	$103,000
ROBESON	$524,225	$671,200	$811,275	$1,008,300	$110,000
ROCKINGHAM	$524,225	$671,200	$811,275	$1,008,300	$268,000
ROWAN	$524,225	$671,200	$811,275	$1,008,300	$423,000
RUTHERFORD	$524,225	$671,200	$811,275	$1,008,300	$214,000
SAMPSON	$524,225	$671,200	$811,275	$1,008,300	$105,000
SCOTLAND	$524,225	$671,200	$811,275	$1,008,300	$70,000
STANLY	$524,225	$671,200	$811,275	$1,008,300	$270,000
STOKES	$524,225	$671,200	$811,275	$1,008,300	$255,000
SURRY	$524,225	$671,200	$811,275	$1,008,300	$148,000
SWAIN	$524,225	$671,200	$811,275	$1,008,300	$335,000
TRANSYLVANIA	$524,225	$671,200	$811,275	$1,008,300	$365,000
TYRRELL	$524,225	$671,200	$811,275	$1,008,300	$137,000
UNION	$524,225	$671,200	$811,275	$1,008,300	$423,000
VANCE	$524,225	$671,200	$811,275	$1,008,300	$140,000
WAKE	$530,150	$678,700	$820,350	$1,019,550	$461,000
WARREN	$524,225	$671,200	$811,275	$1,008,300	$200,000
WASHINGTON	$524,225	$671,200	$811,275	$1,008,300	$91,000
WATAUGA	$524,225	$671,200	$811,275	$1,008,300	$396,000
WAYNE	$524,225	$671,200	$811,275	$1,008,300	$173,000
WILKES	$524,225	$671,200	$811,275	$1,008,300	$166,000
WILSON	$524,225	$671,200	$811,275	$1,008,300	$175,000
YADKIN	$524,225	$671,200	$811,275	$1,008,300	$255,000
YANCEY	$524,225	$671,200	$811,275	$1,008,300	$225,000

How are FHA loan limits determined?

FHA loan limits fluctuate from year to year based on the conforming loan limits for traditional mortgages, which are set by the Federal Housing Finance Agency (FHFA). For 2025, the conforming loan limit is $806,500 in most areas.

FHA loan limits are set at a percentage of these conforming loan limits. The “floor,” or the lowest loan limit, is 65% of the conforming loan limit. In 2025, the floor is $524,225 for a single-unit property. The ceiling, or the highest loan limit for high-cost areas, is calculated at 150% of the conforming loan limit. In 2025, the ceiling is $1,209,750. Each county in North Carolina has its own loan limit based on median home prices in that area.

How to qualify for an FHA loan in North Carolina

In general, FHA loans are easier to qualify for than traditional loans. If you don’t have a large down payment or your credit score is on the lower end, you may still be eligible. There are, however, still a number of boxes you must be able to check in order to receive an FHA loan for a single-unit property:

Down payment: The down payment amount required for an FHA loan is dependent on your credit score. You can have a down payment as low as 3.5% if your credit score is at least 580. You’ll need 10% down if your credit score is between 500 and 579.
Credit score: The lowest credit score that will qualify you for an FHA loan is 500. You’ll need a larger down payment if it’s below 580: 10% down versus 3.5% down.
Debt-to-income ratio: In general, you need a debt-to-income ratio of no more than 43%. That’s calculated by dividing your total debt by your pre-tax income. However, if you have a strong credit score and extra cash reserves, you may qualify with a debt-to-income ratio of up to 50%.
Mortgage insurance: In order to take out an FHA loan, you’re required to have two types of mortgage insurance: An upfront mortgage insurance premium (1.75% of the loan amount) and an annual mortgage insurance premium (between 0.15% and 0.75% of the loan amount, depending on the loan term, amount and other factors).
Appraisal and inspection: Both an FHA appraisal and an inspection are required for FHA loans. The cost typically ranges from $400 to $700.
Occupancy: The property you’re purchasing the loan with must be your principal residence for at least a year. The U.S. Department of Housing and Urban Development (HUD) defines this as “a property that will be occupied by the borrower for the majority of the calendar year.”

Buying a multifamily property with an FHA loan

You may also qualify for an FHA loan to purchase a multifamily home with two to four units, which would allow you to rent out the additional units and pursue house hacking. However, the loan limits and borrower requirements are a bit different than those for single-unit FHA loans. Requirements for multifamily properties include:

Occupancy: The owner must live in one of the units for one year.
Down payment: A 3.5% minimum down payment is required.
Credit score: A minimum credit score of 580 is required with a 3.5% down payment, but it can be as low as 500 with a 10% down payment.
Cash reserves: If you’re buying a property with three to four units, you must have cash reserves equal to three months’ worth of principal, interest, taxes and insurance payments (known as PITI).

The loan limits for multifamily properties for 2025 are as follows: