You would not start a road trip without checking the map. The same goes for home shopping in Atlanta: you need to know the 2025 loan limits before you pick neighborhoods or set your budget. If you understand where FHA, conforming, and jumbo lines fall, you can choose the right financing and avoid surprises. In this guide, you’ll learn the key limits for Fulton County, how they shape your options, and what to do next. Let’s dive in.
Why loan limits matter
Conforming loan limits tell you the maximum loan Fannie Mae and Freddie Mac will buy. Loans above that amount are jumbo, which often come with stricter guidelines and different pricing. You can see the national baseline in the FHFA’s announcement of the 2025 conforming loan limits.
FHA loan limits set the largest mortgage the FHA will insure in each county. HUD publishes new limits each year and updates take effect on January 1. Review HUD’s summary of the 2025 FHA limits and methodology to understand how the floor and ceiling work.
VA loans work a little differently. Veterans with full entitlement do not have a hard county cap set by VA, but lenders still underwrite ability to repay. The VA explains how entitlement and county values interact in its guide to VA home loan limits.
2025 loan limits in Atlanta
- Conforming one‑unit limit in Fulton County: $806,500. This is the 2025 FHFA baseline. A loan above this amount is typically jumbo. See FHFA’s 2025 conforming limits announcement.
- FHA one‑unit limit in Fulton County: $688,850 for 2025. HUD’s 2025 updates took effect January 1 and reflect local price data. Review HUD’s 2025 FHA limits overview for context on how the limits are set.
- VA loans: Eligible veterans with full entitlement are not subject to a fixed VA dollar cap, though lenders apply standard underwriting. Learn more from VA’s loan limits and entitlement.
For context, typical home values are roughly 420,000 in Fulton County and roughly 392,000 in the City of Atlanta based on recent ZHVI data. Most purchases fall under the conforming cap, though many higher‑end homes and some new construction can exceed the FHA limit.
How limits affect your budget
- If your target price is at or below $688,850. You can consider FHA or conventional. FHA includes upfront and annual mortgage insurance, while conventional uses private mortgage insurance that may be cancellable as you build equity. Compare total monthly cost, not just the rate.
- If your target price falls between $688,851 and $806,500. FHA will not insure the full base loan. Conventional conforming is usually the path here, with down payment options that vary by lender and program.
- If your target price is above $806,500. You are in jumbo territory. Jumbo loans often require stronger credit, larger reserves, and lower debt‑to‑income ratios. Pricing and terms can differ from conforming loans, as outlined in this overview of jumbo vs conventional.
Real Atlanta scenarios
- Example 1: Home at $675,000. You have options. FHA is available within Fulton’s $688,850 cap if you qualify, and conventional conforming is also available within the $806,500 limit.
- Example 2: Home at $750,000. FHA will not insure the full base loan because it exceeds $688,850. Conventional conforming is available since $750,000 is below the $806,500 cap.
- Example 3: Home at $900,000. This exceeds the conforming limit. Plan for a jumbo loan or a larger down payment. Expect tighter underwriting and possibly a higher rate compared with conforming options.
Steps to get mortgage‑ready in Fulton County
- Get a full pre‑approval. Ask lenders which programs fit your price range and whether they have overlays for FHA, VA, or jumbo products. HUD’s 2025 FHA update confirms limits reset each year, so use current numbers.
- Compare program costs. Weigh FHA mortgage insurance against conventional PMI and run full monthly payment scenarios.
- Verify VA entitlement if you are eligible. Veterans with full entitlement are not limited by a VA dollar cap, but lender guidelines apply. Start with VA’s page on loan limits and entitlement.
- If you are shopping near a threshold, get multiple quotes. Ask for conforming and jumbo pricing side by side so you can see the tradeoffs.
- Selling soon. Price awareness matters. Listing just above the FHA limit or above the conforming cap can change your buyer pool and time on market. Use neighborhood data and a local strategy to set the right list price.
Work with a local guide who plans ahead
Choosing when to use FHA, conventional, or jumbo can save you time and money. You deserve a plan shaped by neighborhood‑level knowledge and clear education. If you want a strategy that fits your budget and your goals in South Fulton, Fairburn, and across Atlanta, connect with The Maxwell Haus Residential Agency. As Atlanta real estate experts, we will help you shop smart, write stronger offers, and build long‑term value.
FAQs
What are Atlanta’s 2025 conforming and FHA limits?
When does a mortgage become a jumbo loan in Atlanta?
- A loan amount above $806,500 exceeds the 2025 conforming cap in Fulton County and is typically considered jumbo, which may involve stricter guidelines and different pricing than conforming loans; see FHFA’s 2025 limits and this summary of jumbo vs conventional.
Can I use FHA on a $700,000 home in Fulton County?
- Not for the full base loan. Fulton’s 2025 FHA one‑unit limit is $688,850. You would need a down payment large enough to keep the FHA base loan at or below that limit or choose conventional financing; see HUD’s 2025 FHA limits.
Do VA loans have county caps in Atlanta?
- Veterans with full entitlement do not face a hard VA dollar cap, but lenders still underwrite income, credit, and reserves; borrowers without full entitlement may be affected by county values. Review VA’s guidance on loan limits and entitlement.
Will loan limits change again soon?
- Yes. FHFA and HUD update limits annually, typically announced in late November and effective January 1. See FHFA’s 2025 announcement and check each year for updates.
