Understanding the 2025 conforming loan limits by county is crucial for buyers in high-cost markets like California, New York, and Colorado. These limits, which vary by area, determine if you can qualify for a standard, lower-rate loan or if you’ll need a jumbo loan with stricter terms. In 2025, base limits rose to $750,000, but high-cost areas allow up to $1,125,000, making homeownership more accessible without massive down payments.
I talk to buyers all over the U.S., and this is what always comes up:
- Can I get a normal loan in LA without selling a kidney?”
- What’s the ceiling now for high-cost areas like San Francisco?”
- Do these loan limits change every year?”
- Does this affect my VA or FHA deal too?”
So I’m jumping straight into what the 2025 conforming loan limits by county mean if you’re buying (or thinking about buying) in one of these higher-priced housing markets.
How Loan Limits Work in High-Cost Areas
Here’s the reality: not every loan is created equal. Most people want that sweet, lower-interest loan backed by Fannie Mae and Freddie Mac. But they’ve got rules. In 2025, the base loan limit nationwide got bumped up to $750,000. That’s cool—until you realize your dream home in an area like Orange County, CA is $1M+. That’s where high-cost loan limits come into play. The FHFA (Federal Housing Finance Agency) allows for higher loan limits in areas with expensive housing—up to 150% of the base limit. So now in counties like San Mateo, New York, or Maui, that conforming loan limit can go as high as $1,125,000. Meaning: If your loan amount is at or below the high-cost limit, you’re still in the conforming world with better terms vs going jumbo.
Wait… What’s a Jumbo Loan Again?
A jumbo loan kicks in when your mortgage exceeds the 2025 conforming loan limits by county. Sounds cool, but it’s got downsides:
- Bigger down payment (read: more cash upfront)
- Higher credit score requirements
- Sometimes higher interest rates
- More scrutiny during underwriting
In short, if you can stay within that conforming line—even in a high-cost area—you’re making your life a lot easier.
And if you want options on making that happen, I wrote about this exact issue in the House Hacking in High-Cost Cities blog.
2025 Conforming Loan Limits by County: The Numbers
I’m not just talking about a theory here—these are real, posted limits by the FHFA for 2025. And they are different everywhere. Let’s look at a few examples below—the counties with high-cost caps and how that affects your homebuying plans.
| County | State | 2025 Conforming Loan Limit |
|---|---|---|
| Los Angeles | California | $1,125,000 |
| San Francisco | California | $1,125,000 |
| New York (Bronx, Kings, Queens, etc.) | New York | $1,125,000 |
| Maui | Hawaii | $1,125,000 |
| Summit | Colorado | $925,000 |
| Fairfax | Virginia | $1,087,500 |
These numbers affect how much house you can afford using a regular loan. You start to see why knowing the 2025 conforming loan limits by county is a total game-changer early in the process.
Why This Matters to Buyers Like Us
Let’s not complicate this—here’s the straight-up:
- Lower interest rates on conforming loans = you pay less in the long run
- If your area has a high-cost limit, you can borrow more without going jumbo
- Less money down means you don’t have to clear out your savings
Like, if you’re buying a $950,000 home in San Diego County… you can probably still get a conforming loan. That’s a huge difference vs the guy buying in a lower-limit area with the same price tag. His only choice might be jumbo. And if you’re wondering how this affects investors grabbing short-term rentals in vacation-heavy high-cost markets, we talk about that here.
Alright… So How Do I Know My County’s Limit?
The FHFA puts out the official list, but most lenders will have updated numbers posted early each year.
Or better yet, you call a lender or broker familiar with your market. Tell them:
- Your county
- Estimated home price
- How much you have for a down payment
Boom—they can tell you whether you’re under the line or not. If your offer is pushing that limit, you might want to strategize about the offer or funding.
FAQs
How often do conforming loan limits change?
Each year—usually around November—the FHFA announces updated limits based on house price trends. So yeah, plan on changes.
Can I bypass the limit with creative financing?
Sort of. You can get a piggyback loan (two loans instead of one) or bump up the down payment. But it’s not always worth it—it gets complex quick.
Do VA loans follow these same limits?
Not exactly. Post-2020, qualified VA buyers don’t have “loan limits” in the same way. But lenders still price risk based on conventional rules.
Is jumbo always worse than conforming?
No, not always. But jumbo often needs more cash, better credit, and you’ve got fewer buyers for your loan on the backend—so it costs more.
What if my area isn’t on the high-cost list?
Then you go by the base limit—$750,000 in 2025. Anything above that is considered jumbo.
Where are jumbo markets most common?
California, New York metro, Hawaii, D.C. suburbs, Seattle, Denver highlands—basically anywhere the average home is creeping up past $900k+.
Bottom Line:
Understanding the 2025 conforming loan limits by county can be the difference between landing a smoother, lower-cost loan or getting stuck with a tougher jumbo loan. In high-cost areas like California, New York, Colorado, and Hawaii, the higher limits mean you can buy more house with better terms—and keep more cash in your pocket. Whether you’re buying your first home, upgrading, or investing, knowing your county’s limit early gives you real leverage in your homebuying strategy. Don’t guess—get the numbers, plan smart, and make your next move with confidence.
