What are the 2026 loan limits in San Antonio and Bexar County?
In 2026 the FHA loan limit for a single-family home in San Antonio (Bexar County and the surrounding metro counties) is $557,750, and the conforming loan limit for Conventional loans is $832,750. Veterans with full VA entitlement have no VA loan limit. Above $832,750, a buyer generally needs a jumbo loan.
2026 loan limits table
These limits apply in Atascosa, Bandera, Bexar, Comal, Guadalupe, Kendall, Medina and Wilson counties, which make up the San Antonio-New Braunfels metro area.
| Property | FHA limit | Conforming limit (Conventional) | VA county limit* |
|---|---|---|---|
| 1 unit (single-family home) | $557,750 | $832,750 | $832,750 |
| 2 units (duplex) | $714,000 | $1,066,250 | Not separate; same entitlement rules |
| 3 units (triplex) | $863,100 | $1,288,800 | Not separate; same entitlement rules |
| 4 units (fourplex) | $1,072,600 | $1,601,750 | Not separate; same entitlement rules |
*VA: veterans with full entitlement have no loan limit. The county limit only matters for a veteran with remaining (partial) entitlement, and it follows the conforming limit. FHA limits apply to FHA case numbers assigned on or after January 1, 2026.
What the limits mean for buyers
- FHA: the loan amount (not the price) must stay at or under $557,750 for one unit. With 3.5% down, that covers a purchase price up to about $578,000.
- Conventional: loan amounts up to $832,750 for one unit are "conforming." Above that, the loan is a jumbo, which usually has stricter credit, reserve and down payment rules (see jumbo loans).
- VA: a veteran with full entitlement can borrow above $832,750 with no down payment if the income and credit support it.
- Duplex to fourplex: FHA and Conventional both allow 2 to 4 unit homes with higher limits when the buyer lives in one unit.
Self-employed buyers and loan limits
Bank statement, 1099 and other non-QM programs for self-employed borrowers are not bound by these limits. Each program sets its own maximum, so a self-employed buyer above $832,750 may have options beyond a standard jumbo loan (see self-employed mortgages in San Antonio).
Sources
Frequently asked questions
Is the 2026 FHA loan limit the same in all San Antonio area counties?
Yes. Bexar, Comal, Guadalupe, Kendall, Medina, Bandera, Atascosa and Wilson counties are all in the San Antonio-New Braunfels metro area and share the 2026 FHA limit of $557,750 for one unit.
What is the 2026 conforming loan limit in Texas?
$832,750 for a one-unit home in most of Texas, including the San Antonio area. Limits are higher for 2 to 4 unit properties.
Is there a VA loan limit in San Antonio in 2026?
Not for veterans with full entitlement. For veterans with partial entitlement, the 2026 county limit is $832,750.
Not sure which limit applies to your price range?
Send Sarah the price range and how you plan to buy, and she will show which programs fit.
Send Sarah Your Scenario Call (619) 254-4067