Here are the 2026 FHA loan limits for Cook County and every surrounding county. These are the maximum total loan amounts – purchase price PLUS renovation combined.
What these numbers mean
For FHA 203k loans, the FHA county loan limit applies to the TOTAL loan amount – meaning the purchase price plus the renovation budget combined must stay under the limit.
Example: If the Cook County limit for a single-family home is $541,287, you could buy a $450,000 home and include up to about $91,000 in rehab – or buy a $300,000 home and include up to $241,000 in rehab.
2026 FHA loan limits – Illinois (statewide)
As of 2026, Illinois has uniform FHA loan limits in all counties:
| Property Type | Loan Limit |
|---|---|
| 1-unit (single family) | $541,287 |
| 2-unit (duplex) | $693,050 |
| 3-unit (triplex) | $837,700 |
| 4-unit (four-flat) | $1,041,125 |
These limits apply to Cook County and every surrounding county – which simplifies planning if you’re willing to look across county lines.
Counties covered by these limits
The same limits above apply in:
- Cook County: Chicago, Evanston, Oak Park, Cicero, Berwyn, Tinley Park, Orland Park, Schaumburg, Skokie, and most of the city proper
- DuPage County: Naperville, Wheaton, Downers Grove, Elmhurst, Lombard
- Lake County: Waukegan, Highland Park, Lake Forest, Gurnee, Libertyville
- Will County: Joliet, Bolingbrook, Plainfield, New Lenox, Frankfort
- Kane County: Elgin, Aurora, Geneva, Batavia, St. Charles
- McHenry County: Crystal Lake, Woodstock, McHenry, Algonquin
- Kendall County: Oswego, Yorkville, Plano
How the limits changed from 2025 to 2026
- Single family: $524,225 → $541,287 (+$17,062)
- 2-unit: $671,200 → $693,050 (+$21,850)
- 3-unit: $811,275 → $837,700 (+$26,425)
- 4-unit: $1,008,300 → $1,041,125 (+$32,825)
The increases mean slightly bigger projects are now possible under FHA financing compared to last year.
What if I want to buy above the limit?
If your total loan would exceed the FHA limit, options include:
- Higher down payment: Reduce the loan amount below the cap
- Smaller rehab scope: Do some work after close with cash/HELOC
- Switch to HomeStyle Renovation: Conventional renovation loan, higher limits (Illinois single-family conforming limit is $832,750 in 2026)
- Jumbo renovation products: Less common but exist for high-dollar projects
Key takeaways for Chicago buyers
- Single-family buyers can finance up to roughly $525k including rehab
- House hackers targeting two-flats can go up to $693k – plenty for most Chicago two-flats
- Three-flat investors get $837k of headroom – enough for a premium three-flat in a top neighborhood
- Four-flat investors unlock over $1 million in financing with just 3.5% down
Get the real numbers for your scenario
The loan limit is only the ceiling. Your actual pre-qualification amount depends on your income, credit, debts, and reserves. Pre-qualify with us in 60 seconds and we’ll show you exactly what you can buy.