Obion County loan limits 2026Tennessee: FHA, VA and conforming
For 2026, the conforming loan limit in Obion County, Tennessee is $832,750 for a one-unit home, the national baseline (FHFA). The FHA forward mortgage limit is $541,287, the national floor (HUD). VA sets no loan limit for a veteran with full entitlement; with remaining entitlement, VA uses the $832,750 county limit.
Obion County loan limits by number of units
| Units | Conforming 2026 | FHA 2026 |
|---|---|---|
| 1 unit | $832,750 | $541,287 |
| 2 units | $1,066,250 | $693,050 |
| 3 units | $1,288,800 | $837,700 |
| 4 units | $1,601,750 | $1,041,125 |
Conforming limits, announced November 25, 2025, apply to loans Fannie Mae and Freddie Mac acquire from January 1. FHA limits for 2026 apply to case numbers assigned on or after January 1. A lender may set lower maximums.
How Obion County compares
Obion County, Tennessee is at the $832,750 baseline. 14 counties in Tennessee are above the baseline, up to $1,029,250. Nationally the one-unit limit runs from $832,750 to the $1,249,125 high-cost ceiling, higher in Alaska and Hawaii.
FHA: Obion County, Tennessee is at the $541,287 floor, and 14 counties of 95 in Tennessee are above the floor (state range $541,287 to $1,029,250).
FHA loan limit in Obion County
HUD's median home price for Union City, TN is $113,000. 115 percent of it, $129,950, is below the national floor of $541,287, so Obion County, Tennessee gets the floor. HUD sets FHA limits by metropolitan area and county; Obion County, Tennessee is in HUD's Union City, TN area.
For 2026, HUD's national floor is $541,287 (65 percent of the $832,750 conforming limit) and the ceiling is $1,249,125 (150 percent), with a higher ceiling in Alaska, Hawaii, Guam and the U.S. Virgin Islands. The statute caps a one-family FHA loan at 115 percent of the area median, within those bounds (12 U.S.C. 1709(b)(2)).
VA loan limit in Obion County
Since January 1, 2020, there are no county loan limits for veterans with full VA home loan entitlement. County limits still apply to veterans who have used entitlement and not restored it. For them VA uses FHFA's one-unit conforming limit, $832,750 in Obion County, Tennessee for 2026, even when buying a 2 to 4 unit property.
VA's method: remaining entitlement is 25 percent of the county limit minus the entitlement already used and not restored. With $50,000 in use: $208,187.50 minus $50,000 is $158,187.50. VA loans are often pooled in securities that require a 25 percent guaranty, so without a down payment lenders often limit the loan to four times the remaining entitlement: $632,750 here. The county limit does not apply to an Interest Rate Reduction Refinance Loan (IRRRL): above $144,000, VA guarantees 25 percent of an IRRRL regardless of entitlement (VA Circular 26-25-10).
Loan limits in nearby counties
All Tennessee counties · Loan limits in every state
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National pages: conforming loan limits · FHA loan limits · VA loan limits · jumbo loan limit
Check a Obion County property
HeritageDeed does not search title records in Obion County yet; the counties it covers are listed under title search coverage, where a title report is $49 per report. For any US address, the Environmental Records Report lists Superfund, hazardous waste, leaking tank and brownfield sites nearby, with the flood zone.
Questions about Obion County loan limits
What is the conforming loan limit in Obion County for 2026?
$832,750 for a one-unit home, $1,066,250 for two units, $1,288,800 for three and $1,601,750 for four, effective January 1, 2026. These are the largest loans Fannie Mae and Freddie Mac can buy in Obion County, Tennessee (announced November 25, 2025).
What is the FHA loan limit in Obion County?
$541,287 for one unit, $693,050 for two, $837,700 for three and $1,041,125 for four units in 2026, for FHA case numbers assigned on or after January 1, 2026. HUD's median home price for Union City, TN is $113,000. 115 percent of it, $129,950, is below the national floor of $541,287, so Obion County, Tennessee gets the floor.
What is the VA loan limit in Obion County?
A veteran with full entitlement has no VA loan limit (VA, since January 1, 2020); the lender still decides what you can borrow. With entitlement already in use, VA uses FHFA's one-unit limit, $832,750 for 2026 in Obion County, Tennessee, even for a 2 to 4 unit property. Example with $50,000 of entitlement in use: 25 percent of $832,750 is $208,187.50, minus $50,000 leaves $158,187.50 of entitlement, and most lenders lend up to four times that, $632,750, without a down payment.
What is the jumbo loan limit in Obion County?
A mortgage above $832,750 for a one-unit home in Obion County, Tennessee is a jumbo loan in 2026: FHFA defines the conforming limit as the highest amount Fannie Mae or Freddie Mac can acquire and calls mortgages above it jumbo loans.
Is Obion County a high-cost area for loan limits?
No. Obion County, Tennessee has the $832,750 baseline conforming limit for 2026, like most US counties: FHFA says over 95 percent of counties are at the baseline. FHFA raises a limit only where 115 percent of the area's median home value exceeds the baseline.
When will the 2027 loan limits for Obion County be announced?
FHFA updates the conforming limits at the end of November and they take effect on January 1 (FHFA announced the 2026 limits on November 25, 2025). HUD's FHA limits follow in a mortgagee letter (Mortgagee Letter 2025-23 set the 2026 limits). This page shows the 2027 figures as soon as each agency publishes them. Conforming limits do not decrease.
Legal references
- 12 U.S.C. 1709(b)(2), FHA mortgage limits (115 percent of the area median, floor and ceiling)
Published federal limits. JSON: /api/data/loan-limits/tennessee/obion-county. Not lending advice.