Here is the number that quietly changes your move-up: $832,750. That's the 2026 conforming loan limit for a one-unit property in most of the country : the line Fannie Mae and Freddie Mac won't cross, per the FHFA's 2026 announcement. Loans above it are jumbo loans, and jumbo loans play by different rules.

First, the vocabulary

  • Conforming means the loan fits Fannie/Freddie rules : under the limit. Conventional means not government-backed (FHA/VA). A jumbo loan is a conventional loan that doesn't conform. The words get used loosely; the distinction matters when you're comparing quotes.
  • The limit is about the loan amount, not the house price. Put 20% down on a $1.04M home and your $832K loan sits right at the line. Down payment changes which side of it you're on.

Tarrant and Denton counties sit at the national baseline : FHFA's all-county table lists both at $832,750 for one-unit properties in 2026 (the table).

What changes above the line

Down payments. Conforming conventional loans allow as little as 3–5% down; jumbo lenders typically want 10–20%, documented. Large deposits get traced; gift funds get letters.

Reserves. Jumbo lenders want to see months of full payments : often on both houses if you're moving up : left in the bank after closing. Reserve requirements can affect how much a lender will approve.

Appraisals. Jumbo appraisals can be more demanding, and on unique or custom homes sometimes more than one appraisal is required : lender-specific. On luxury properties with few comparable sales, this is where deals wobble : there's a post on appraisal gaps.

Documentation. Tax returns, K-1s, profit-and-loss statements for self-employed buyers. Jumbo underwriting is a forensic accounting exercise compared to a conforming loan. Start gathering early.

Rates. Don't assume anything in either direction : jumbo rates have been competitive with conforming rates in some markets and periods, and not in others. The only way to know is to have your lender quote both structures.

Two things that surprise DFW buyers

First: the VA route. For eligible veterans, VA loan entitlement above the conforming limit is a real strategy at Southlake prices : the details on VA loans over the limit.

Second: the down-payment trick. Sometimes a slightly larger down payment that drops your loan under $832,750 gets you conforming pricing with simpler underwriting. Sometimes jumbo is the better deal anyway. Have your lender model both : if yours won't, get a second lender.

Common questions

What is the 2026 conforming loan limit?

$832,750 for a one-unit property in most of the country, per FHFA. Loans above it are jumbo.

Do jumbo loans require 20% down?

Commonly 10–20%, but structures vary by lender and by your full financial picture. Reserves matter as much as the down payment.

Are jumbo rates higher than conforming rates?

Not always : it varies by market and period. Get quotes on both structures before you choose your down payment.

Can I use a VA loan on a $1M home?

With full entitlement, VA loans aren't capped by county limits the way conforming loans are : the full post on VA loans over the limit.

Shopping at the top of your budget? Call or text 817-372-9896. I can refer you to lenders who work this price band, and help you structure the offer that wins.