Matt Boytz
June 1, 2026
The 2026-2027 limits are set. The real question is whether you fit these programs, and a lot of the time you do, even when you are sure you do not.
Think You Might Earn Too Much for a Homebuyer Program?
The 2026-2027 income limits from Fannie Mae and Freddie Mac are out, effective June 13, 2026. Here is the part most buyers miss: these are not just numbers on a government table. If your income comes in under your county’s number, you are in line for a small group of conventional programs, HomeReady, Home Possible, and the Conventional 97, that price differently than a standard loan.
On a standard conventional loan, a lower credit score and a smaller down payment add pricing adjustments. On these programs, for eligible buyers, those adjustments are waived, no matter where your score lands. Two income tiers matter here: at or under 80 percent of your county number, HomeReady and Home Possible open the lowest down payment options with reduced PMI; up to 100 percent of your county number, first-time buyers and manufactured-home buyers get the pricing adjustments waived.
The number that decides it is your qualifying income, not your whole household income, and the two are not the same thing. See your county’s limit, or just send it to me below and I will tell you where you land.
Send me your county and what you earn, and I will tell you which programs fit and exactly what to do next.
Think This Might Work for You?
Send me your county and what you earn, or another scenario entirely. Tell me the best way to reach you and I will tell you which programs fit. Real answers, no pressure.
Call or text us directly: 541-972-8616, or email us at info@bendmortgagebrokers.com
What Being Under Your County Number Unlocks
Here is what your county number actually gets you. There are two tiers, and which one you fall in depends on where your qualifying income lands against your county limit.
HomeReady and Home Possible (at or under 80 percent)
HomeReady (Fannie Mae) and Home Possible (Freddie Mac) are built for buyers at or under 80 percent of their county number. They open the lowest down payment options available, and they carry reduced PMI compared to a standard conventional loan. Here is the part people miss: those low down payment options apply even if this is not your first time buying.
The Conventional 97 (any first-time buyer)
Separate from the income tiers, any first-time buyer can use the Conventional 97, the standard low down payment conventional option. The real move is layering: when you also come in under your county number, HomeReady, Home Possible, or the 100 percent tier below can stack on top and waive the pricing adjustments. Same low down payment, better treatment underneath it.
First-Time Buyers and the 100 Percent Tier: Every Pricing Adjustment Waived
Up to 100 percent of your county number, first-time buyers get the usual pricing adjustments waived entirely. The credit-score and down-payment add-ons that a standard conventional loan applies are taken off the table for eligible buyers. First-time buyers using HomeReady also complete a short homebuyer education course as part of the process, which I will walk you through when the time comes.
A Lower Credit Score? This Is Big.
On these programs, the credit-score pricing adjustment a standard conventional loan applies gets waived or capped for eligible buyers. On a normal loan, a lower score and a higher score are treated very differently. Here, that gap closes. Many lenders either miss this or cannot access these programs.
Manufactured Homes Without the Pricing Hits
This is one of the most overlooked moves in the whole program, and it is huge. On a standard conventional loan, a manufactured home with a lower credit score can carry some of the heaviest pricing adjustments out there. These programs waive them. You can be a repeat buyer, come in up to 100 percent of your county number, and finance a manufactured home with all of those pricing adjustments taken away.
This covers conventional manufactured and mobile homes, single-wide, double-wide, and multi-wide, including a manufactured home on land or acreage. Manufactured and modular home buyers get treated like any other buyer here, which is the opposite of how a standard loan handles them. If you have been told a manufactured home means worse terms, this is the program to ask me about.
The Thing That Matters Most: Qualifying Income, Not Household Income
This is where I make deals happen. These programs go off your qualifying income, the income I actually use to approve you, not your whole household and not every dollar you bring in. Depending on your situation, I can leave a spouse’s income off the loan, set aside overtime, or average your pay and hours so it fits under the limit.
I have put plenty of buyers into these programs who were sure they earned too much. The income limit, the income requirements, the eligibility, none of it is as rigid as it looks once someone who knows the rules is working it. Do not estimate yourself out of a program you qualify for.
Not sure where you land? Email me your county and rough income and I will tell you fast whether you fit, and where I can structure things to get you under the limit.
What About Down Payment Assistance?
Down payment assistance is a different animal from these programs. These work by waiving the pricing adjustments on your loan, not by adding a separate assistance loan or grant on top. If down payment assistance is what you actually need, that is its own program with its own limits, and you can read about our Oregon Flex option here. If you are not sure which fits, ask me and I will point you to the right one.
Find Your County: 2026-2027 Income Limits
Pick your state, find your county, and you will see your 2026-2027 income number (100 percent of area median) and the 80 percent cap that HomeReady and Home Possible use. These take effect June 13, 2026. The simple move is to start your file now, so you are ready the moment they count.
Oregon
| County | 2026-2027 Income Limit(100% of area median) | HomeReady / Home Possible Cap(80% limit) |
|---|---|---|
| Baker | $85,100 | $68,080 |
| Benton | $125,000 | $100,000 |
| Clackamas | $128,300 | $102,640 |
| Clatsop | $97,000 | $77,600 |
| Columbia | $128,300 | $102,640 |
| Coos | $83,600 | $66,880 |
| Crook | $115,100 | $92,080 |
| Curry | $83,600 | $66,880 |
| Deschutes | $115,100 | $92,080 |
| Douglas | $83,600 | $66,880 |
| Gilliam | $87,400 | $69,920 |
| Grant | $83,600 | $66,880 |
| Harney | $83,600 | $66,880 |
| Hood River | $124,200 | $99,360 |
| Jackson | $98,100 | $78,480 |
| Jefferson | $115,100 | $92,080 |
| Josephine | $76,700 | $61,360 |
| Klamath | $86,200 | $68,960 |
| Lake | $85,700 | $68,560 |
| Lane | $96,900 | $77,520 |
| Lincoln | $83,600 | $66,880 |
| Linn | $97,300 | $77,840 |
| Malheur | $83,600 | $66,880 |
| Marion | $103,400 | $82,720 |
| Morrow | $90,100 | $72,080 |
| Multnomah | $128,300 | $102,640 |
| Polk | $103,400 | $82,720 |
| Sherman | $89,000 | $71,200 |
| Tillamook | $87,500 | $70,000 |
| Umatilla | $83,600 | $66,880 |
| Union | $86,100 | $68,880 |
| Wallowa | $83,700 | $66,960 |
| Wasco | $91,800 | $73,440 |
| Washington | $128,300 | $102,640 |
| Wheeler | $83,600 | $66,880 |
| Yamhill | $128,300 | $102,640 |
Washington
| County | 2026-2027 Income Limit(100% of area median) | HomeReady / Home Possible Cap(80% limit) |
|---|---|---|
| Adams | $97,000 | $77,600 |
| Asotin | $102,900 | $82,320 |
| Benton | $105,400 | $84,320 |
| Chelan | $99,100 | $79,280 |
| Clallam | $98,900 | $79,120 |
| Clark | $128,300 | $102,640 |
| Columbia | $102,200 | $81,760 |
| Cowlitz | $106,700 | $85,360 |
| Douglas | $99,100 | $79,280 |
| Ferry | $97,000 | $77,600 |
| Franklin | $105,400 | $84,320 |
| Garfield | $97,000 | $77,600 |
| Grant | $97,000 | $77,600 |
| Grays Harbor | $97,000 | $77,600 |
| Island | $107,200 | $85,760 |
| Jefferson | $107,000 | $85,600 |
| King | $151,200 | $120,960 |
| Kitsap | $129,600 | $103,680 |
| Kittitas | $107,400 | $85,920 |
| Klickitat | $97,000 | $77,600 |
| Lewis | $107,300 | $85,840 |
| Lincoln | $97,000 | $77,600 |
| Mason | $107,600 | $86,080 |
| Okanogan | $97,000 | $77,600 |
| Pacific | $97,000 | $77,600 |
| Pend Oreille | $97,000 | $77,600 |
| Pierce | $151,200 | $120,960 |
| San Juan | $113,100 | $90,480 |
| Skagit | $120,200 | $96,160 |
| Skamania | $128,300 | $102,640 |
| Snohomish | $151,200 | $120,960 |
| Spokane | $107,700 | $86,160 |
| Stevens | $107,700 | $86,160 |
| Thurston | $122,800 | $98,240 |
| Wahkiakum | $97,000 | $77,600 |
| Walla Walla | $108,700 | $86,960 |
| Whatcom | $123,300 | $98,640 |
| Whitman | $103,100 | $82,480 |
| Yakima | $88,600 | $70,880 |
Colorado
| County | 2026-2027 Income Limit(100% of area median) | HomeReady / Home Possible Cap(80% limit) |
|---|---|---|
| Adams | $144,000 | $115,200 |
| Alamosa | $97,400 | $77,920 |
| Arapahoe | $144,000 | $115,200 |
| Archuleta | $98,300 | $78,640 |
| Baca | $97,400 | $77,920 |
| Bent | $97,400 | $77,920 |
| Boulder | $150,000 | $120,000 |
| Broomfield | $144,000 | $115,200 |
| Chaffee | $111,100 | $88,880 |
| Cheyenne | $97,400 | $77,920 |
| Clear Creek | $144,000 | $115,200 |
| Conejos | $97,400 | $77,920 |
| Costilla | $97,400 | $77,920 |
| Crowley | $97,400 | $77,920 |
| Custer | $97,400 | $77,920 |
| Delta | $97,400 | $77,920 |
| Denver | $144,000 | $115,200 |
| Dolores | $97,400 | $77,920 |
| Douglas | $144,000 | $115,200 |
| Eagle | $125,600 | $100,480 |
| El Paso | $115,700 | $92,560 |
| Elbert | $144,000 | $115,200 |
| Fremont | $97,400 | $77,920 |
| Garfield | $114,100 | $91,280 |
| Gilpin | $144,000 | $115,200 |
| Grand | $123,600 | $98,880 |
| Gunnison | $130,800 | $104,640 |
| Hinsdale | $97,400 | $77,920 |
| Huerfano | $97,400 | $77,920 |
| Jackson | $97,400 | $77,920 |
| Jefferson | $144,000 | $115,200 |
| Kiowa | $97,400 | $77,920 |
| Kit Carson | $97,400 | $77,920 |
| La Plata | $114,700 | $91,760 |
| Lake | $124,600 | $99,680 |
| Larimer | $130,400 | $104,320 |
| Las Animas | $97,400 | $77,920 |
| Lincoln | $97,400 | $77,920 |
| Logan | $97,400 | $77,920 |
| Mesa | $100,600 | $80,480 |
| Mineral | $97,400 | $77,920 |
| Moffat | $97,400 | $77,920 |
| Montezuma | $97,400 | $77,920 |
| Montrose | $97,400 | $77,920 |
| Morgan | $97,400 | $77,920 |
| Otero | $97,400 | $77,920 |
| Ouray | $112,400 | $89,920 |
| Park | $144,000 | $115,200 |
| Phillips | $103,100 | $82,480 |
| Pitkin | $142,100 | $113,680 |
| Prowers | $97,400 | $77,920 |
| Pueblo | $87,700 | $70,160 |
| Rio Blanco | $97,400 | $77,920 |
| Rio Grande | $97,400 | $77,920 |
| Routt | $138,700 | $110,960 |
| Saguache | $97,400 | $77,920 |
| San Juan | $97,400 | $77,920 |
| San Miguel | $131,100 | $104,880 |
| Sedgwick | $97,400 | $77,920 |
| Summit | $145,800 | $116,640 |
| Teller | $115,700 | $92,560 |
| Washington | $97,400 | $77,920 |
| Weld | $128,000 | $102,400 |
| Yuma | $97,400 | $77,920 |
Source: Freddie Mac and Fannie Mae area median income data (provided by FHFA), 2026-2027 release, effective June 13, 2026. Figures shown are the area median income (100%) and the 80% limit used for HomeReady and Home Possible eligibility. Your exact limit can depend on the property address and census tract. Message me and I will confirm yours.
Because the limit is set across a whole region, a lot of lower-cost communities get the same high limit as the pricey metro next door. Far more people qualify there than expect to. A few examples:
- Oregon: Prineville and Madras get Bend’s limit; St. Helens and McMinnville get the Portland-area limit.
- Washington: in Tacoma, the cap is actually higher than the county’s typical household income.
- Colorado: Adams County and Greeley sit on Front Range limits well above local incomes.
There are more than 20 counties across Oregon, Washington, and Colorado like this. If you are anywhere in these three states, it is worth checking yours. Find it in the tables above, or message me and I will tell you exactly where you land.
Why Pricing on These Programs Is Worth Shopping
Here is something most buyers never hear. Fannie Mae and Freddie Mac require lenders to keep a share of their loans in this affordable category, which is exactly what HomeReady and Home Possible are. So at any given time there are lenders who need these loans to hit their target, and their pricing gets aggressive. It swings a lot from one lender to the next because of it. I work with a long list of lenders, so there is almost always one that needs these loans and is offering standout pricing that week. You only catch that if someone is actively shopping it for you.
Who This Is For
- Buyers in Oregon, Washington, or Colorado who think they might earn too much
- Repeat buyers, not just first-timers, who want the lowest down payment options
- Manufactured and mobile home buyers who want the pricing adjustments waived, single-wide through multi-wide, on land or acreage
- Anyone whose credit score has scared off other lenders
- First-time buyers who want every pricing adjustment waived
- Low-to-moderate income buyers looking for a genuinely affordable home loan
- Anyone told no somewhere else who wants a real look
You do not have to figure out where you land on your own. That is my job, and it is the part I am good at. Send me your county and what you earn, and I will tell you exactly which programs fit.
Looking at FHA Instead?
One thing worth clearing up: FHA loans have no income limit at all, so being over your county number does not rule out a great option. The income limits on this page are specific to HomeReady, Home Possible, and the 100 percent first-time and manufactured tier. If you think FHA might be the better path, see our FHA program page or just reach out below and I will tell you which one fits your situation.
Frequently Asked Questions
Do I have to be a first-time buyer to use HomeReady or Home Possible?
No, you do not have to be a first-time buyer. In some cases you can even already own another home and still use these programs. It is a really flexible setup, and making it fit your situation is my specialty.
Does the income limit count my whole household?
No. It is qualifying income only, not the whole household. If you have a spouse, I can often use just one of you to stay below the limit, and I can leave out things like overtime and bonus income. I am creative with income and weave these together where other lenders do not. I do this all the time, and making them fit is my specialty.
Can I use these programs for a manufactured home, and do I have to be a first-time buyer?
Yes, and this is the big one. You can be a repeat buyer, come in below your county number, and get a manufactured home with all the pricing adjustments waived. You do not have to be a first-time buyer. Manufactured homes work with HomeReady and Home Possible as well.
Do I have to put 20 percent down?
Absolutely not. These work with the small minimum down payment for conventional loans.
How do I figure out whether my county’s limit applies to me?
You really have to talk with me, because that is where the magic happens. The table tells you the number, but I can analyze your situation more closely and figure out how to fit you into the program, instead of just guessing whether you fit by looking at a chart. Making them fit is my specialty.
Is there an income limit for FHA loans?
No. FHA loans have no income limit at all. The limits on this page only apply to HomeReady, Home Possible, and the 100 percent first-time and manufactured tier. If FHA might be your path, check out our FHA program page, or reach out below with any questions on this.
How is this different from down payment assistance?
Down payment assistance is a separate program, usually a grant or a second loan added on top. These programs work differently. They help by waiving the standard pricing adjustments on your loan rather than layering on another loan. They exist under what Fannie and Freddie call Duty to Serve, aimed at helping first-time buyers, some repeat buyers, and manufactured-home buyers in underserved areas get into a home. If you need actual down payment assistance, that is its own program and I can point you to it.
What is the difference between HomeReady and the Conventional 97?
They work together more than they compete. The Conventional 97 is the low down payment conventional option any first-time buyer can use. When you also come in under your county number, HomeReady or the 100 percent tier layers on top and waives the pricing adjustments underneath it. So the Conventional 97 gets you in with a low down payment, and the income-based programs improve how it is treated.
Can I remove PMI later?
Yes. PMI on these conventional programs can be removed later, and there are a few different ways to get there depending on your situation. Happy to walk you through the options.
What is the difference between HomeReady and an FHA loan?
HomeReady is a conventional loan; an FHA loan is its own program. The big practical differences: the conventional programs on this page do not carry FHA’s upfront mortgage insurance premium, and their monthly mortgage insurance can be cancelled later, whereas FHA’s mortgage insurance generally stays for the life of the loan. Which one wins depends on your numbers, and that is worth a quick conversation.
Let’s Figure Out Where You Land
You do not have to crack this on your own. Send me your county and what you earn, and I will tell you which programs you fit and exactly what to do next. If you are in Oregon or Colorado I can take it from here directly, and Washington files are handled by licensed loan officers in the office.
Think This Might Work For You?
Send me your county and what you earn. I will tell you which programs fit and exactly what to do next. Real answers, no pressure.
Matt Boytz
Direct: 541-359-7212
Office: 541-972-8616
NMLS 1294957
NMLS 2552455
Matt@BendMortgageBrokers.com
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www.BendMortgageBrokers.com