Hawaii 4-County 2026 Conforming ($1,249,125), FHA and 2-to-4 Unit Loan Limits — Reef & Reason
Updated October 2026
For 2026, Honolulu, Maui, Hawaii, and Kauai counties share a $1,249,125 one-unit conforming loan limit. Hawaii’s statutory 1.5-times high-cost baseline means a mortgage above the national baseline can still be conforming here. The threshold applies to the loan amount, not automatically to the home’s purchase price.
Use the correct limit for the unit count
The 2026 Hawaii conforming limits are identical across the four counties for each eligible residential unit category.
| County | One unit | Two units | Three units | Four units |
|---|---|---|---|---|
| Honolulu | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Maui | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Hawaii | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Kauai | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Confirm the applicable year and category through FHFA Loan Limits. A permitted duplex is different from a single-family house with an informal rental arrangement. The appraisal, zoning, legal use, and lender’s property classification determine which category applies.
Keep FHA and conventional rules separate
Hawaii’s 2026 FHA high-cost one-unit limits reach $1,249,125, but FHA uses its own county and unit-count schedules. Check HUD FHA Mortgage Limits for the specific property rather than treating the conforming table as an FHA approval chart.
FHA also has its own occupancy, mortgage insurance, property-condition, and underwriting requirements. Three- and four-unit FHA purchases involve additional rental-income and self-sufficiency considerations. Conventional loans likewise have different down payment and reserve requirements for multi-unit homes.
A higher limit does not mean the lender will count every dollar of advertised rental income. Existing leases, appraisal estimates, vacancy adjustments, and your experience can influence the qualifying calculation.
Translate the ceiling into a purchase plan
A $1,350,000 one-unit purchase with a $150,000 down payment produces a $1,200,000 base loan amount, below Hawaii’s conforming ceiling. A smaller purchase can still require jumbo financing if the requested mortgage exceeds the applicable limit.
Compare payments using the monthly payment calculator, including insurance, taxes, and association dues. Then review the mortgage options guide for differences among conventional, FHA, VA, and jumbo financing.
For leasehold properties, the remaining lease term and rent obligations add another underwriting layer. For multi-unit properties, obtain an insurance quote covering the actual residential use before assuming the maximum loan amount creates an affordable purchase.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Hawaii 4 County 2026 Conforming ($1,249,125), FHA and 2 to 4 Unit Loan Limits — Compare the 3.5% down option at 580+ FICO with 10% at 500–579, lender overlays, 1.75% upfront MIP and the applicable annual MIP tier.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- Hawaii Housing Finance and Development Corporation — state housing finance and property tax authority.
- Hawaii Department of Taxation — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.