Pierce County loan limits 2026Washington: FHA, VA and conforming
For 2026, the conforming loan limit in Pierce County, Washington is $1,063,750 for a one-unit home, above the $832,750 national baseline because FHFA treats the area as high-cost (FHFA). The FHA forward mortgage limit is $1,063,750 (HUD). VA sets no loan limit for a veteran with full entitlement; with remaining entitlement, VA uses the $1,063,750 county limit.
Pierce County loan limits by number of units
| Units | Conforming 2026 | FHA 2026 |
|---|---|---|
| 1 unit | $1,063,750 | $1,063,750 |
| 2 units | $1,361,800 | $1,361,800 |
| 3 units | $1,646,100 | $1,646,100 |
| 4 units | $2,045,700 | $2,045,700 |
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 Pierce County compares
Pierce County, Washington's 2026 conforming limit of $1,063,750 is the highest of 39 counties in Washington. 3 counties in Washington are above the baseline, up to $1,063,750. Nationally the one-unit limit runs from $832,750 to the $1,249,125 high-cost ceiling, higher in Alaska and Hawaii.
FHA: Pierce County, Washington's $1,063,750 is the highest in Washington, and 14 counties of 39 in Washington are above the floor (state range $541,287 to $1,063,750).
Every county of a metropolitan area gets the same conforming limit. Pierce County, Washington shares its limit with King County and Snohomish County.
FHA loan limit in Pierce County
HUD sets the limit from 115 percent of the area's median home price; HUD's median for Seattle-Tacoma-Bellevue, WA is $925,000, and its published one-unit limit is $1,063,750, between the $541,287 floor and the $1,249,125 ceiling. HUD sets FHA limits by metropolitan area and county; Pierce County, Washington is in HUD's Seattle-Tacoma-Bellevue, WA 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 Pierce 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, $1,063,750 in Pierce County, Washington 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: $265,937.50 minus $50,000 is $215,937.50. 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: $863,750 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 Washington 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 Pierce County property
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Questions about Pierce County loan limits
What is the conforming loan limit in Pierce County for 2026?
$1,063,750 for a one-unit home, $1,361,800 for two units, $1,646,100 for three and $2,045,700 for four, effective January 1, 2026. These are the largest loans Fannie Mae and Freddie Mac can buy in Pierce County, Washington (announced November 25, 2025).
What is the FHA loan limit in Pierce County?
$1,063,750 for one unit, $1,361,800 for two, $1,646,100 for three and $2,045,700 for four units in 2026, for FHA case numbers assigned on or after January 1, 2026. HUD sets the limit from 115 percent of the area's median home price; HUD's median for Seattle-Tacoma-Bellevue, WA is $925,000, and its published one-unit limit is $1,063,750, between the $541,287 floor and the $1,249,125 ceiling.
What is the VA loan limit in Pierce 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, $1,063,750 for 2026 in Pierce County, Washington, even for a 2 to 4 unit property. Example with $50,000 of entitlement in use: 25 percent of $1,063,750 is $265,937.50, minus $50,000 leaves $215,937.50 of entitlement, and most lenders lend up to four times that, $863,750, without a down payment.
What is the jumbo loan limit in Pierce County?
A mortgage above $1,063,750 for a one-unit home in Pierce County, Washington 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. Loans between the $832,750 baseline and $1,063,750 are conforming here but are often called high-balance loans.
Is Pierce County a high-cost area for loan limits?
Yes. FHFA's 2026 limit for Pierce County, Washington is $1,063,750, above the $832,750 baseline. FHFA raises a county's limit where 115 percent of the area's median home value exceeds the baseline, up to 150 percent of the baseline.
When will the 2027 loan limits for Pierce 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/washington/pierce-county. Not lending advice.