There are FHA loan guaranty limits and FHA mortgage loan amounts–the two shouldn’t be confused as FHA mortgage loan guaranty limits refer to the amount of money the FHA will guarantee for the loan, whereas the maximum loan amount is the highest amount for a specific transaction that the lender/FHA loan rules will allow. FHA loan rules say the maximum can be affected by the type of transaction.
HUD 4000.1 says of maximum loan amounts:
“A Mortgage that is to be insured by FHA cannot exceed the Nationwide Mortgage Limits, the nationwide area mortgage limit, or the maximum Loan-to-Value (LTV) ratio. The maximum LTV ratios vary depending upon the type of Borrower, type of transaction (purchase or refinance), program type, and stage of construction. Under most programs, the maximum Mortgage is the lesser of the Nationwide Mortgage Limit for the area, or a percentage of the Adjusted Value.”
For new purchase loans the adjusted value is defined by the lesser amount of:
–purchase price less any inducements to purchase; or
–the Property Value.
For refinance loans the adjusted value is the lesser amount of the following based on the nature of the transaction:
For Properties acquired by the Borrower within 12 months of the case number assignment date, the Adjusted Value is the lesser of:
–the Borrowers purchase price, plus any documented improvements made subsequent to the purchase; or
–the Property Value.
Properties acquired by the Borrower within 12 months of case number assignment by inheritance or through a gift from a Family Member may utilize the calculation of Adjusted Value for properties purchased 12 months or greater.
For properties acquired by the Borrower greater than or equal to 12 months prior to the case number assignment date, the Adjusted Value is the Property Value.
These loan amounts can be affected by add-ons to the loan such as the FHA Energy Efficient Mortgage, financing of discount points, etc.
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