Loan Limits / Idaho / Ada County
2026 Loan Limits · Idaho · BOISE CITY, ID
Ada County, ID.
2026 conforming and FHA loan limits, calibrated to a median sales price of $491,000.
Median Sales Price
$491,000
Per HUD CHUMS, 2026
Conforming 1u Limit
$832,750
Standard conforming
FHA 1u Limit
$586,500
Mid-tier
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)
Mid-tier| 1-unit (single-family) | $586,500 |
| 2-unit (duplex) | $750,800 |
| 3-unit (triplex) | $907,550 |
| 4-unit (fourplex) | $1,127,900 |
About this county
About Ada County
Ada County is located in the southwestern part of Idaho, United States. As of the 2020 census, the county had a population of 494,967, which by 2025 was estimated to have risen to 546,141. Ada County is by far the state's most populous county; it is home to 26.8% of the state's population. The county seat and largest city is Boise, which is also the state capital. Ada County is included in the Boise metropolitan area. The Ada County Highway District has jurisdiction over all the local county and city streets, except for private roads and state roads. In the interior Pacific Northwest east of the Cascade Range, Ada County ranks second in population, behind Spokane County, Washington. Read more on Wikipedia →
Population
508,052
U.S. Census ACS 2023
Median Household Income
$88,907
U.S. Census ACS 2023
Median Home Value (Census)
$476,000
Owner-occupied · ACS 2023
Owner-Occupancy Rate
71%
Of occupied housing
What these limits mean for buyers in Ada County
The 2026 conforming 1-unit limit for Ada 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. Ada County uses the standard national conforming baseline.
For FHA financing, the 2026 1-unit limit is $586,500. The HUD CHUMS table pegs the median sales price for Ada County at $491,000. Ada County is in HUD's FHA high-cost tier — its limit sits between the national floor of $541,287 and the ceiling of $1,249,125, calculated as 115% of the area median.
Practical takeaway. The median sales price in Ada County ($491,000) 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
Ada 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 Ada County?
We'll structure the loan against the right limit and the right program. Conforming, FHA, VA, jumbo — all in-house.