Loan Limits / Georgia / Towns County
2026 Loan Limits · Georgia · NON-METRO
Towns County, GA.
2026 conforming and FHA loan limits, calibrated to a median sales price of $239,000.
Median Sales Price
$239,000
Per HUD CHUMS, 2026
Conforming 1u Limit
$832,750
Standard conforming
FHA 1u Limit
$541,287
Floor
Jumbo Threshold
> $832,750
1-unit · loans above this are jumbo
Conforming (Fannie / Freddie)
Standard conforming| 1-unit (single-family) | $832,750 |
| 2-unit (duplex) | $1,066,250 |
| 3-unit (triplex) | $1,288,800 |
| 4-unit (fourplex) | $1,601,750 |
FHA Forward (203b)
Floor| 1-unit (single-family) | $541,287 |
| 2-unit (duplex) | $693,050 |
| 3-unit (triplex) | $837,700 |
| 4-unit (fourplex) | $1,041,125 |
About this county
About Towns County
Towns County is a county in the Northeast region of the U.S. state of Georgia. As of the 2020 census, the population was 12,493. Its county seat is Hiawassee. The county was created on March 6, 1856, and named for lawyer, legislator, and politician George W. Towns. Read more on Wikipedia →
Population
12,739
U.S. Census ACS 2023
Median Household Income
$58,400
U.S. Census ACS 2023
Median Home Value (Census)
$311,900
Owner-occupied · ACS 2023
Owner-Occupancy Rate
80%
Of occupied housing
What these limits mean for buyers in Towns County
The 2026 conforming 1-unit limit for Towns County is $832,750. Loans at or below this amount can be sold by the originating lender to Fannie Mae or Freddie Mac, which keeps pricing tight and underwriting consistent. Towns County uses the standard national conforming baseline.
For FHA financing, the 2026 1-unit limit is $541,287. The HUD CHUMS table pegs the median sales price for Towns County at $239,000. This matches the FHA national floor — Towns County did not qualify for an upward adjustment for 2026.
Practical takeaway. The median sales price in Towns County ($239,000) is below both limits — FHA, conventional, and VA financing all cover median-priced purchases here. Choice between programs comes down to credit, down payment, and overlay differences.
How the limits are set
Conforming limits come from the Federal Housing Finance Agency (FHFA), which adjusts them each year based on changes in the FHFA Housing Price Index. FHA limits come from HUD: the national floor is $541,287 (65% of conforming baseline), the ceiling is $1,249,125 (150% of conforming baseline), and counties between are calculated as 115% of the area median sales price.
Multi-unit and house-hacking math
Towns County 2-, 3-, and 4-unit conforming limits are $1,066,250, $1,288,800, and $1,601,750 respectively. If you're house-hacking — owner-occupying one unit of a 2-4 unit property — these are the limits that matter, and the rental income on the other units can be used to qualify. FHA and VA both finance owner-occupied 2-4 unit properties at their own multi-unit limits.
Limits effective 2026 per HUD CHUMS publication. Sourced GSE and FHA files. Generated 2026-04-26.
Buying in Towns County?
We'll structure the loan against the right limit and the right program. Conforming, FHA, VA, jumbo — all in-house.