What are the 2026 conforming and FHA loan limits in Kendall County, Texas?
For 2026 the conforming one-unit baseline is $832,750, with a high-cost ceiling of $1,249,125. FHA's nationwide one-unit floor is $541,287 and ceiling $1,249,125. Kendall County sits in the San Antonio-New Braunfels MSA, whose 2026 FHA one-unit limit is reported at $557,750 — confirm it on HUD's lookup. VA has no limit on full entitlement.
Conforming (Fannie Mae and Freddie Mac), 2026
The Federal Housing Finance Agency set the 2026 conforming loan limit for a one-unit property at $832,750, an increase of $26,250 over the 2025 limit of $806,500. The high-cost area ceiling is $1,249,125, which is 150% of the baseline. FHFA announced the values after its third-quarter 2025 house price index showed prices up 3.26% year over year (FHFA).
The baseline is the number that applies across most of the country; the $1,249,125 ceiling applies only in areas FHFA designates as high-cost. For a conventional one-unit loan in Kendall County, the baseline is the figure to plan against, and your lender confirms the value applied to your specific county at application.
FHA, 2026
FHA sets limits county by county within a floor and a ceiling. Per Mortgagee Letter 2025-23, the 2026 nationwide one-unit floor is $541,287 and the ceiling is $1,249,125, effective for case numbers assigned January 1 through December 31, 2026 (HUD Mortgagee Letter 2025-23, HUD announcement).
The effective-date language is worth reading carefully. FHA limits key off the date the case number is assigned, not the contract date and not the closing date. A loan whose case number was assigned in December 2025 sits under the 2025 limit even if it closes in 2026. That distinction has repriced deals.
Kendall County is part of the San Antonio–New Braunfels metropolitan statistical area, which is the geography HUD uses to set the FHA limit here. That is the correct MSA for Boerne — Boerne is in Kendall County, not Bexar County and not the City of San Antonio, but the FHA limit is set at the MSA level and the MSA spans both.
The San Antonio–New Braunfels MSA 2026 FHA limits are reported as $557,750 for one unit, $714,000 for two units, $863,100 for three units and $1,072,600 for four units. That figure comes from a secondary source (LRG Realty, 2026 loan limits), not from HUD directly, and it has not been confirmed against the official table. Verify it on HUD's own FHA mortgage limits lookup before relying on it (HUD FHA mortgage limits lookup). Your lender will pull it from that same source when the case number is assigned.
VA, 2026
There is no dollar figure to look up. Veterans with full entitlement have no VA loan limit, and the VA guaranty does not exceed 25% of the loan (U.S. Department of Veterans Affairs).
Full entitlement is the condition, not the assumption. A veteran with an active VA loan, or with a prior VA loan that ended in foreclosure or a deed in lieu, may hold only partial entitlement, and in that case entitlement math does constrain the loan. The Certificate of Eligibility resolves it, and the lender pulls it as a matter of course.
"No VA loan limit" also does not mean unlimited borrowing. The VA is declining to cap the loan amount. Income, assets, credit and the appraised value still govern, and the lender still has to approve the file.
What a loan limit actually governs
A loan limit is an agency eligibility line, not an affordability statement and not a price cap on the house.
Below the applicable limit, the loan is agency-eligible: Fannie Mae or Freddie Mac can buy a conventional loan, or FHA can insure an FHA loan. That eligibility is why those loans price the way they do — there is a deep, liquid secondary market for them and the pricing reflects it.
Above the limit, a conventional loan becomes a jumbo. Nobody is buying it under agency guidelines, so the individual lender or its private investor sets the terms: its own down payment requirement, its own reserve requirement, its own credit standard, its own rate. Jumbo terms vary far more between lenders than conforming terms do, because there is no common rulebook. Two jumbo quotes on the same file can look like two different products.
The practical consequence for a Boerne or Kendall County buyer: the limit is a threshold in the loan amount, not the purchase price. A purchase above the limit can still be a conforming loan if the down payment brings the loan amount under it. That is a real planning lever, and it is worth running both ways with a lender — the jumbo option versus a larger down payment that keeps the loan conforming — before assuming the higher-priced structure is required.
What moves these numbers, and when
Conforming limits are reset annually by FHFA based on its house price index, announced in late fall for the following calendar year. FHA limits are reset annually by HUD in a Mortgagee Letter, keyed to the conforming baseline and set per county with the floor and ceiling as bounds. Both are calendar-year numbers.
Anything on this page is correct as of September 2026 and is subject to the next annual reset. Before writing an offer near a limit, have your lender confirm the current figure and, for FHA, when the case number will be assigned.
How this shows up in the contract
A Texas buyer whose purchase depends on a mortgage uses the Third Party Financing Addendum, TREC form 40-11, effective 01/03/2025 (TREC contract forms). TREC promulgates the form and license holders are required to use it; a license holder may not draft contract language. The financing terms written into that addendum should match what your lender has actually approved — not what you hope to qualify for.
Who to ask
County-level FHA limits come from HUD's lookup tool and from your lender at case-number assignment. Entitlement questions go to the VA and your lender. Whether a jumbo or a larger down payment is the better structure for your file is a lender question, and it is worth asking for both scenarios in writing. Contract language is for a Texas real estate attorney.
Related questions
- Conventional vs. FHA vs. VA loan in Texas: which one?
- How much down payment do I need to buy a house in Texas?
- What credit score do I need to buy a house in Texas?
- What is the VA funding fee, and who is exempt?
- Why are homes in Boerne so expensive?
Questions about a specific property?
Call or text 830-446-3847 · Email heath.shepard@kw.com
Figures on this page are current as of September 2026 and reset annually. This is not lending advice — a licensed lender confirms the limit that applies to your file and when the FHA case number is assigned.