FHA Loan Requirements in Florida (2026): Credit, Down Payment, and County Loan Limits

Here’s the short version. For an FHA loan in Florida you need a 580 credit score to put 3.5% down, you’ll pay mortgage insurance, and the most you can borrow depends on the county you’re buying in.

That last part trips people up the most. A buyer in Kissimmee and a buyer in Naples are working with very different FHA limits in 2026. So I put the real HUD numbers for the counties people ask me about most in one place, and I linked the sources so you can check them yourself.

If you’re still deciding between FHA and conventional, start with my FHA vs Conventional breakdown. This post is for when you’re leaning FHA and want to know if you actually qualify in your county. And if you want the full FHA walkthrough, beyond Florida, it’s in my complete FHA loan guide.

Key Takeaways

• Credit: HUD allows maximum financing with a 580+ score. From 500 to 579, you’re capped at 90% loan to value, so 10% down. Under 500 isn’t eligible (HUD Handbook 4000.1).
• Down payment: the minimum is 3.5% of the adjusted value, and gift money from family, an employer, or an approved assistance program can cover it.
• MIP: 1.75% upfront, plus an annual premium. On most 30-year loans at or below $726,200 with less than 5% down, that’s 0.55% a year (HUD Mortgagee Letter 2023-05).
• 2026 limits: the national one-unit floor is $541,287 and the ceiling is $1,249,125 (HUD Mortgagee Letter 2025-23). Florida counties land in between depending on local prices.
• Your lender can be stricter than HUD. Ask for their overlays in writing.

FHA Credit Score Requirements in Florida

FHA doesn’t have a Florida version. The rules come from HUD and they’re the same in Tampa as they are in Jacksonville.

HUD looks at your “minimum decision credit score.” If your report shows three scores, it’s the middle one. With two scores, it’s the lower one. With a co-borrower, the lender uses the lowest of the two of you. Here’s how it works under Handbook 4000.1:

Your credit score	What HUD allows
580 or higher	Maximum financing (3.5% down on a purchase)
500 to 579	Maximum 90% loan to value (at least 10% down)
Under 500	Not eligible for FHA

Now, here’s what nobody tells you. Some lenders won’t go all the way down to 500 or 580. They add their own overlays. That’s one reason I like being a broker. If one lender says no at 590, another one might say yes on the same file.

If your score is close to a line, don’t panic and don’t open new credit cards. Call me first. Sometimes paying one card down moves the score enough to change your down payment. Learn more about how credit scores work.

FHA Down Payment Requirements

HUD calls it the minimum required investment. On a purchase, it’s at least 3.5% of the adjusted value, which is the lower of the price and the appraised value.

So on a $350,000 home, 3.5% down is $12,250.

Where can that money come from? Your savings, sure. But FHA also allows gift funds from:

• a family member
• your employer or labor union
• a close friend with a clearly documented interest in you
• a charitable organization
• a government agency or public entity with a homeownership program for low- to moderate-income families or first-time buyers

That last one is where Florida Housing’s programs come in. I broke those down in the Florida and NC down payment assistance guide.

One thing gifts can do that seller money can’t: cover your 3.5%. HUD doesn’t let seller credits pay your minimum required investment. Sellers and other interested parties can help with actual closing costs, prepaids, and discount points, but anything past 6% counts as an inducement to purchase. More on that in my post on seller concessions and rate buydowns.

What FHA Mortgage Insurance Costs

Every FHA loan has mortgage insurance (MIP). Two pieces:

Upfront MIP: 1.75% of the base loan amount. You can roll it into the loan instead of paying it at closing.

Annual MIP: paid monthly with your mortgage. Here’s HUD’s current chart for loans longer than 15 years with a base loan amount at or below $726,200:

Loan to value	Annual MIP	How long you pay it
90% or less (10%+ down)	0.50%	11 years
Over 90% up to 95%	0.50%	Life of the loan
Over 95% (3.5% down)	0.55%	Life of the loan

Loans above $726,200 pay a higher rate on the same chart. That matters in Collier County, where the FHA limit is higher than that.

Rough example: $350,000 home, 3.5% down. Your base loan is $337,750. Upfront MIP is about $5,911, and you can finance it. Annual MIP at 0.55% is about $1,858 in year one, or about $155 a month. The real number shifts a little as your balance drops, and your Loan Estimate will show the exact figure.

Want to see the full payment? Plug it into the mortgage calculator.

2026 FHA Loan Limits by Florida County

These are the 2026 FHA forward mortgage limits from HUD’s official lookup for case numbers assigned on or after January 1, 2026.

County (area)	1 unit	2 units	3 units	4 units
Collier (Naples)	$764,750	$979,000	$1,183,400	$1,470,700
Palm Beach (Lake Worth, West Palm)	$667,000	$853,900	$1,032,150	$1,282,700
Miami-Dade	$667,000	$853,900	$1,032,150	$1,282,700
Broward (Fort Lauderdale, Coral Springs)	$667,000	$853,900	$1,032,150	$1,282,700
Duval (Jacksonville)	$580,750	$743,450	$898,700	$1,116,850
Osceola (Kissimmee, St. Cloud)	$541,287	$693,050	$837,700	$1,041,125
Orange (Orlando)	$541,287	$693,050	$837,700	$1,041,125
Hillsborough (Tampa)	$541,287	$693,050	$837,700	$1,041,125

Source: HUD FHA Mortgage Limits lookup, CY2026, pulled September 29, 2026.

A couple of things to know about these numbers.

The limit is on the base loan, not the price. HUD applies it before the upfront MIP gets financed. So with 3.5% down, the most you could pay at the limit is roughly the limit divided by 0.965. In Osceola that’s about $560,900. In Palm Beach it’s about $691,000. In Collier it’s about $792,000. If the house costs more, you put more down or look at conventional.

Limits follow the metro area. Palm Beach, Broward, and Miami-Dade share one limit because they’re one metro. Same with Osceola and Orange. So Lake Worth and Miami get the same FHA limit even though the markets feel different.

Buying a duplex to live in one side? Look at the 2-unit column. The limit jumps a lot.

Buying somewhere not on this list? Send me the county. I’ll pull the current limit and tell you what it means for your price range.

County Notes: Naples, Lake Worth, and Osceola

Naples and Collier County. Collier’s 2026 FHA limit is $764,750 for one unit, well above the $541,287 floor. Just remember what I said about MIP. Once your base loan goes above $726,200, the annual premium goes up, so run the numbers both ways.

Lake Worth and Palm Beach County. Palm Beach is $667,000 for one unit. If you’re looking at a condo, FHA has its own condo approval rules. Check the building before you fall in love with the unit. I cover that more in the FHA vs Conventional post.

Kissimmee, St. Cloud, and Osceola County. Osceola sits at the $541,287 national floor for one unit. Heads up on one thing. If the home has HOA dues or a CDD or other special assessment, HUD counts those in your monthly payment when you qualify. So get the real numbers from the listing agent early.

How to Get Started

1. Pull your real credit. Not an app score. A mortgage credit report shows the scores HUD actually uses.
2. Figure out your cash. Down payment plus closing costs. Line up any gift money early, because the paperwork takes time.
3. Get pre-approved. Here’s how to get pre-approved the right way.
4. Check the county limit against the price range you’re shopping.
5. Compare FHA and conventional side by side. Sometimes conventional wins, especially with good credit. My conventional loan requirements post walks through that side.

Or skip the homework and book a call. I’ll do it with you.

FAQ

What credit score do I need for an FHA loan in Florida?

HUD allows 3.5% down with a 580 or higher score. From 500 to 579 you need at least 10% down, and under 500 isn’t eligible. Some lenders set their own higher minimums, so ask what the lender actually requires.

What is the minimum down payment for an FHA loan in Florida?

The minimum is 3.5% of the lower of the purchase price or the appraised value, as long as your credit score is 580 or higher. With a score from 500 to 579, the minimum is 10%.

What is the 2026 FHA loan limit in Collier County (Naples)?

HUD’s 2026 FHA limit for Collier County is $764,750 for a one-unit home. It’s $979,000 for two units, $1,183,400 for three, and $1,470,700 for four.

What is the 2026 FHA loan limit in Palm Beach County (Lake Worth)?

HUD’s 2026 FHA limit for Palm Beach County is $667,000 for a one-unit home. It’s the same limit as Broward and Miami-Dade because all three are in the same metro area.

What is the 2026 FHA loan limit in Osceola County (Kissimmee)?

HUD’s 2026 FHA limit for Osceola County is $541,287 for a one-unit home, which is the national floor. Orange County has the same limit because it’s in the same metro area.

Can my whole FHA down payment be a gift?

Yes, if the gift comes from an acceptable source. That includes family, your employer or labor union, a close friend with a documented interest in you, a charity, or a government homeownership program. The lender will document where the money came from.

Can the seller pay my FHA closing costs?

Yes, for actual closing costs, prepaids, and discount points. Seller help over 6% counts as an inducement to purchase under HUD rules, and seller money can’t cover your 3.5% down payment.

Does FHA mortgage insurance ever go away?

It depends on your down payment. On most current FHA loans, if you put less than 10% down, annual MIP stays for the life of the loan. With 10% or more down, it ends after 11 years. A lot of people refinance into conventional later to drop it.

About the Author

Cole Brantley is a licensed Mortgage Loan Originator (NMLS# 1905939) with Mpire Financial, serving Florida and North Carolina borrowers and working with real estate agents on purchase and refinance plans. Last reviewed September 29, 2026. Loan limits, MIP charts, and lender overlays change. Confirm current HUD guidance and your Loan Estimate before you rely on any number in this article.

Ready to see your FHA numbers? Book a call or call me at (813) 579-8812.

Sources

• HUD Mortgagee Letter 2025-23: 2026 Nationwide Forward Mortgage Loan Limits
• HUD FHA Mortgage Limits lookup (county limits)
• HUD press release: FHA announces 2026 loan limits
• HUD Handbook 4000.1 (FHA Single Family Housing Policy)
• HUD Mortgagee Letter 2023-05: annual MIP rates

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By Cole Brantley, NMLS# 1905939 | Licensed Mortgage Loan Originator | Mpire Financial (NMLS# 2108504)

Cole Brantley is personally licensed in Florida and North Carolina. In other eligible markets, Cole can coordinate with an appropriately licensed Mpire Financial originator.

This content is for educational purposes only and does not constitute financial advice or a commitment to lend. Loan terms, eligibility, and program guidelines vary by lender, borrower, and property and are subject to change. Contact Cole Brantley (NMLS# 1905939) for guidance on your situation.

Equal Housing Opportunity