In most cases FHA financing is easier to get than conventional financing. So if you are likely to need FHA financing, you need to know the maximum FHA loan limits for each county in NC. The price points change, once you cross the county line. FHA updates these loan limits each fall across the Country.
If you are looking at homes in Wake County (for instance), and part of the subdivision is in Harnett County you could have a substantially different price point for your home. High Point, NC is actually in four NC counties, so understanding the maximum purchase price and FHA loan limit is critical for loan approval.
Why do you need to know the FHA loan limits in NC? Here are 3 good reasons:
- Many home buyers, especially first time home buyers in NC, use FHA financing because it has the most forgiving underwriting guidelines, for those with lower credit scores. Meaning it is easier to get an approval, compared to conventional financing.
- The minimum down payment is only 3.5% and the allowable sources of where that 3.5% come from – are more flexible.
- It allows for part time income to be used for qualifying – even if you’ve only had the second job for less than two years.
First time home buyer programs in NC, including the NC Housing Down Payment Assistance Program of $15000, work well with the FHA Home Loan program in NC.
The FHA Loan Limit in NC Adjusts Annually.
Each fall, the FHA Loan Limits in NC adjust per county. During the past few years, more urban parts of NC had maximum loan limits fall year over year, for 2025 the FHA Loan Limits in NC went up across each County. We believe this is relative to the higher home prices across the state. Creating generational wealth with Homeownership has never been so easy!
These maximum 2025 FHA loan limits in NC are effective for CASE NUMBERS pulled after 12/31/2024. This means the contract must be written by that date, and the loan application taken by the end of this year.
In NC the primary markets that will see a change of $30,000 to $50,000 increase include Asheville, Charlotte, Raleigh, Greenville and Wilmington. These areas all saw increases to the FHA Loan Limits, due to a very strong housing market and higher home prices.
FHA eligibility requirements make no restrictions on the maximum income to qualify for a FHA home loan, and there are no restrictions on where the property is located (like there are with USDA Home Loans). FHA does set a maximum loan limit per County, and it updates those maximum loan limits each year.
2025 FHA Loan Limits in NC By Metro Area
Most of the 100 Counties in NC have a maximum FHA Loan Limit of $524,225. however, larger metropolitan areas have some variations.
Asheville NC /Buncombe County Maximum FHA Loan Limit in 2025 is $524,225. That’s UP from the Asheville area Maximum FHA Loan Limit in 2019 by more than $100,000. Haywood County, Henderson County, and Madison County fall in the “Metro” area for Asheville, and will see their FHA Loan Limits go to $524,225. as well.
Charlotte NC / Mecklenburg County Maximum FHA Loan Limit in 2025 is $524,225. That’s UP from the Charlotte area Maximum FHA Loan Limit in 2019 of $343,750. Cabarrus County, Union County, and Gaston County – meaning Belmont, Gastonia, Matthews and Monroe will also be in the new FHA Loan Limit. Mooreville and Iredell County was already at a FHA Maximum Loan Limit of $524,225.
Raleigh NC / Wake County Maximum FHA Loan Limit in 2025 is $530,150 – this is up from 2023 when it was $472,030. The Maximum FHA Loan Limit for Clayton, and Johnston County in 2025 is also going higher to the $530,150 limit. Franklin County made the higher $530,150, however, Harnett County (just outside of Raleigh), did not make this higher jump. Harnett County NC has a FHA Loan Limit in 2025 of $524,225.
Durham NC / Durham County Maximum FHA Loan Limit in 2025 is $632,500 up from the 2019 loan limit of $403,650. The Chapel Hill, NC FHA Loan Limit for 2025 is also $632,500. Person County, and Roxboro NC also have a maximum FHA Loan Limit of $632,500 which is up from the maximum loan limit of $506,000 in 2022.
Wilmington NC / New Hanover County Maximum FHA Loan Limit in 2025 is $524,225. That’s UP from the Wilmington area Maximum FHA Loan Limit in 2017 of $303,750. The Maximum FHA Loan Limit for Surf City and Pender County is also going up to $524,225, as well as Brunswick County and Southport NC.
Jacksonville, NC / Onslow County FHA Loan Limit in 2025 is $524,225. That’s UP from the Jacksonville, NC area Maximum FHA Loan Limit is up from 2019 limits of $314,827.
Morehead NC / Carteret County FHA Loan Limit in 2025 is $524,225. That’s UP from the Morehead, NC area Maximum FHA Loan Limit in 2018 of $294,515.
Elizabeth City NC / Camden County FHA Loan Limit in 2025 is $757,850. That’s UP significantly from the Elizabeth City, NC area Maximum FHA Loan Limit in 2022 of $729,500. Pasquotank County will also see FHA Loan Limit changes to $805,000, making it have the highest FHA Loan Limit in the State of NC. Perquimans County is at a FHA Loan Limit of $805,000.
Kill Devil Hills / Dare County FHA Loan Limit in 2025 changes to .$663,550. FHA Loan Limit changes the 2019 limit of $460,000.
Winston Salem NC/ Forsyth County Maximum FHA Loan Limits in 2025 is $524,225. This is higher from the 2018 FHA Maximum Loan Limit for Forsyth County. High Point is actually in multiple counties, including Forsyth, and if you are interested in a FHA Loan in High Point, you should look at the County limit for the part of town you are interested in.
Greensboro, NC / Guilford County Maximum FHA Loan Limits in 2022 is $524,225. This is higher from the 2019 FHA Maximum Loan Limit for Guilford County. Alamance County and Burlington, NC maximum FHA Loan Limits are also $524,225. in 2023.
Greenville NC / Pitt County Maximum FHA Loan Limits for 2023 is $524,225. which is slightly higher than last year’s FHA Loan Limits for Greenville NC.
If you are considering a new home purchase in NC, or have more questions about 2025 FHA Loan Limits in NC please call Steve and Eleanor Thorne 919-649-5058. We offer all of the NC First Time Home Buyer Programs available, and we understand the Real Estate and new home real estate market in North Carolina. Don’t let your credit score keep you from buying a house in 2023! We offer FHA Home Loans with middle credit scores under 600!
I try and answer all questions :)