FHA loans in Bucks County: 2026 limits and costs
The 2026 FHA loan limit in Bucks County is $630,200 for a one-unit home, up from $594,550 in 2025. It applies to FHA loans with case numbers assigned on or after January 1, 2026. Homes with two to four units have higher limits.
An FHA loan needs at least 3.5% down with a credit score of 580 or higher (10% down for scores from 500 to 579). Every FHA loan carries an upfront mortgage insurance premium of 1.75% of the loan, usually added to the loan, plus a yearly premium paid monthly. With 3.5% down, the limit covers a price up to about $653,057.
| Property | 2026 limit |
|---|---|
| One unit (house, twin, townhouse, condo) | $630,200 |
| Two units | $806,750 |
| Three units | $975,200 |
| Four units | $1,211,950 |
How the Bucks County limit is set
HUD sets FHA limits at 115% of the median house price for the metro area, kept between a national floor of $541,287 and a ceiling of $1,249,125 for one unit. Bucks County is part of the Philadelphia-Camden-Wilmington metro, where HUD uses a median price of $548,000, so the limit is $630,200. Philadelphia, Montgomery, Chester and Delaware counties, and Burlington and Camden counties in New Jersey, share the same limit. For comparison, the 2026 limit for conventional loans that Fannie Mae and Freddie Mac buy is $832,750 for one unit in Bucks.
What FHA mortgage insurance costs
The upfront premium is 1.75% of the base loan. The yearly premium depends on the loan size and how much you put down. For 30-year loans:
| Down payment | Loans up to $726,200 | Loans over $726,200 | How long it lasts |
|---|---|---|---|
| Less than 5% (for example 3.5%) | 0.55% a year | 0.75% a year | Life of the loan |
| 5% to less than 10% | 0.50% a year | 0.70% a year | Life of the loan |
| 10% or more | 0.50% a year | 0.70% a year | 11 years |
HUD Mortgagee Letter 2023-05, still the current rates in October 2026. Loans of 15 years or less have lower yearly premiums. The yearly premium is figured on the loan balance, so it drops a little each year; the figures below are for the first year.
Worked example: a $350,000 home with 3.5% down
| Down payment (3.5%) | $12,250 |
| Base loan | $337,750 |
| Upfront premium (1.75%), added to the loan | $5,910.63 |
| Total loan | $343,660.63 |
| Principal and interest at 7.24%, 30 years | $2,342 a month |
| Yearly premium (0.55%), first year | $155 a month |
| Property tax in Bristol Township (estimate) | $477 a month |
| Loan payment, premium and tax | $2,973 a month |
7.24% is the Freddie Mac national average for the week of Oct 29, 2026, not a quote. Homeowners insurance is not included. Try your own numbers in the rent vs. buy calculator (choose FHA) or the cash to close tool.
Lower Bucks home values and the FHA limit
Median owner-estimated home value in each town, and the loan that value would need with 3.5% down, compared with the $630,200 one-unit limit. Medians are Census survey estimates, not sale prices; individual homes vary widely.
| Town | Median value | Loan at 3.5% down | FHA one-unit limit |
|---|---|---|---|
| Langhorne Borough | $446,500 | $430,872 | Under the limit |
| Langhorne Manor | $554,300 | $534,900 | Under the limit |
| Penndel | $336,200 | $324,433 | Under the limit |
| Hulmeville | $387,500 | $373,938 | Under the limit |
| Middletown Township | $435,100 | $419,872 | Under the limit |
| Lower Southampton Township | $403,300 | $389,184 | Under the limit |
| Bristol Township | $315,500 | $304,458 | Under the limit |
| Bristol Borough | $271,100 | $261,612 | Under the limit |
| Falls Township | $361,900 | $349,234 | Under the limit |
| Tullytown | $346,700 | $334,566 | Under the limit |
| Lower Makefield Township | $630,200 | $608,143 | Under the limit |
| Yardley Borough | $480,300 | $463,490 | Under the limit |
| Morrisville | $292,200 | $281,973 | Under the limit |
| Bensalem Township | $364,400 | $351,646 | Under the limit |
| Newtown Township | $564,400 | $544,646 | Under the limit |
U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (tables B25001, B25024, B25034, B25064, B25077).
Sources
HUD Mortgagee Letter 2025-23, 2026 nationwide forward mortgage limits (Dec. 11, 2025); HUD CY2026 FHA forward limits by county (Bucks County, PA, code 017); HUD Mortgagee Letter 2023-05, FHA mortgage insurance premiums; Freddie Mac Primary Mortgage Market Survey, 30-year fixed average. The same figures are free as JSON at /api/v1/fha.json.
Estimates only, not financial advice, a pre-qualification or a loan offer. Credit, income and property rules apply; a lender confirms what you qualify for. Move to Lower Bucks is not a mortgage lender or broker and holds no NMLS license.