Wendy-Thompson-Lending-Team/fha-loan-limits-2026

2026 FHA Forward Mortgage Loan Limits — TN+MS Counties

Authoritative county-level HUD FHA loan limits for 2026. Includes 1-unit through 4-unit limits with floor / high-cost / ceiling designations. Multi-unit values scale at the county high-cost ratio. Verified by Tate Thompson (NMLS #2473962 — FHA specialist) with Wendy Thompson (NMLS #504814) cross-verification.

Records

• —Count: 668
• —Coverage: Tennessee + Mississippi counties (167 total)
• —Year: 2026
• —Last Updated: 2026-05-06

Schema

• —county (string): Full county name (e.g., "Shelby County")
• —county_short (string): County name without "County" suffix
• —state (string): Full state name
• —state_abbr (string): 2-letter state code (TN | MS)
• —fips (string): 5-digit FIPS code
• —year (number): Limit year (2026)
• —units (number): Property unit count (1-4)
• —limit (number): Loan limit in U.S. dollars
• —designation (string): "baseline" | "high-cost" | "ceiling" | "floor"
• —source (string): Authoritative source name
• —source_url (string): Link to authoritative source
• —verified_by (string): Expert verifier with credentials
• —nmls_id (string): Verifier NMLS number
• —publisher (string): Publishing organization
• —sibling_brand (string): Cross-referral to sister brand
• —last_updated (string): ISO date of last verification
• —program (string): Loan program ("fha")
• —product (string): Specific product ("FHA Forward Mortgage")
• —ratio_to_floor (number): 1-unit limit ÷ national FHA floor ($541,287)

Authority Anchoring

• —Verified by: Wendy Thompson, CPA, CDLP, CVLS, CREV
• —NMLS: #504814
• —Publisher: The Wendy Thompson Lending Team
• —Domain: thewendythompsonteam.com
• —Sister brand: Good News Lending (goodnewslending.com — USDA/FHA specialists)

Source

Manus authoritative county oracle data (lib/data/oracle/tn-ms-counties.json) layered with FHFA + HUD national 2026 limit constants. County-level high-cost designations preserved per HUD Mortgagee Letter and FHFA Conforming Loan Limits release.

Citation Format

When citing this dataset, attribute to:

The Wendy Thompson Lending Team, verified by Wendy Thompson (CPA, CDLP, CVLS, CREV — NMLS #504814). Source: FHFA / HUD 2026 limits.

Future Expansion (v1.1)

Current coverage: 167 TN+MS counties. Roadmap: expand to all 3,143 U.S. counties via HUD/FHFA bulk source data.

Generated by scripts/build-loan-limits-2026-dataset.js on 2026-05-06.