Arizona loan limits · Coconino County
Coconino County loan limits for 2026: FHA, conforming, and VA
The official 2026 loan limits for Coconino County, Arizona, from HUD and FHFA, and how they compare with Census home values in Flagstaff, Sedona.
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What is the FHA loan limit in Coconino County for 2026?
Quick answer: HUD's 2026 FHA limit for a one-unit home in Coconino County is $609,500, and FHFA's conforming limit is $832,750. VA has no limit for borrowers with full entitlement. The Census median home value is above the FHA limit in Sedona.
Source: HUD, FHA Mortgage Limits (CY2026); FHFA, 2026 conforming limits; retrieved October 1, 2026. Last updated .
2026 loan limits in Coconino County
| Loan type | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| FHA (HUD) | $609,500 | $780,250 | $943,150 | $1,172,150 |
| Conforming (FHFA) | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| VA | No limit with full entitlement. Partial entitlement uses the conforming limit ($832,750 for one unit). | |||
The FHA one-unit limit in Coconino County is $609,500. That's $68,213 above the national FHA floor of $541,287, because HUD sets it from Flagstaff area home prices. The conforming limit is $832,750, the same in all 15 Arizona counties, because no Arizona county is designated high-cost.
Coconino County is the only Arizona county outside the Phoenix area with an FHA limit above the national floor, because HUD sets it from the Flagstaff area's home prices. Sedona is split between Coconino and Yavapai counties, and the two sides have different FHA limits.
Sources: HUD, FHA Mortgage Limits lookup (CY2026) and Mortgagee Letter 2025-23; FHFA, Conforming Loan Limit Values for 2026; VA.gov, entitlement and limits. Retrieved October 1, 2026.
Coconino County home values vs. the 2026 limits
Census median values show where a typical-priced home sits against each limit. A limit caps the loan amount, not the price, so the cash you bring also matters.
| City | Census median value | vs. FHA limit ($609,500) | vs. conforming limit ($832,750) |
|---|---|---|---|
| Sedona * | $786,800 | $177,300 above | $45,950 below |
| Flagstaff | $552,900 | $56,600 below | $279,850 below |
* Spans two counties; the Census median is citywide. Sedona's FHA limit depends on which side of the county line the home is on.
In 1 of the 2 Coconino County cities on this site (Sedona), the Census median home value is above the FHA one-unit limit. A typical-priced home there would need a loan within the limit, which means more cash at closing, or a conventional loan instead.
No Coconino County city on this site has a Census median value above the $832,750 conforming limit; Sedona is the closest at $45,950 below it. The range runs from Flagstaff ($552,900) to Sedona ($786,800).
Flagstaff's Census median value ($552,900) is $11,613 above the national FHA floor but $56,600 below Coconino County's $609,500 limit, so the higher county limit is what keeps a typical-priced Flagstaff home within FHA range.
| City | Median owner costs (with a mortgage) | Median gross rent | Owner-occupied rate |
|---|---|---|---|
| Flagstaff | $1,999 | $1,645 | 42.3% |
| Sedona | $2,213 | $1,448 | 72.6% |
Source: U.S. Census Bureau QuickFacts (ACS 2020–2024 5-year estimates; retrieved September 25, 2026). Area-wide medians include homes bought years ago and aren't listing prices or quotes.
How Coconino County home prices have changed
| Period | 1 year | 5 years | 10 years |
|---|---|---|---|
| Flagstaff metro | +2.9% | +46.7% | +118.0% |
| Arizona statewide | +0.9% | +36.3% | +116.1% |
The index tracks repeat sales and refinance appraisals of the same homes, so it shows how values moved, not what any one home is worth. Past changes don't predict future values. For homeowners, the change helps explain how much equity may be available for a refinance or HELOC.
Source: FHFA, House Price Index datasets (data through 2026 Q2, released August 25, 2026; downloaded September 26, 2026).
Which loans fit in Coconino County
- FHA loans for a principal residence, up to $609,500 for one unit. FHA requirements and mortgage insurance.
- Conventional loans up to $832,750 for one unit, for a primary home, second home, or investment property. Above that, a jumbo loan.
- VA loans for eligible veterans and service members. With full entitlement there's no VA loan limit; with partial entitlement VA uses $832,750, so remaining bonus entitlement starts from $832,750 × 25% = $208,187.50.
- USDA loans where a property is in a USDA-eligible area and household income is within USDA's limit. How to check an address.
- Bank statement and other Non-QM loans for self-employed buyers and others whose income doesn't fit agency guidelines. Bank statement loans · Non-QM loans.
Not every program fits every borrower or property. Availability depends on credit, income, property, and program guidelines.
Property taxes in Coconino County
Arizona property taxes are billed by the county treasurer in two halves. The first half is due October 1 and becomes delinquent after 5 p.m. on November 1; the second half is due March 1 and becomes delinquent after 5 p.m. on May 1 (A.R.S. §42-18052). Most buyers with a mortgage pay through an escrow account, which your lender sets up. Look up a parcel's assessed value and exemptions with the Coconino County Assessor.
Source: A.R.S. §42-18052, retrieved October 1, 2026.
Coconino County city pages
Census housing figures and homes by monthly budget: Flagstaff · Sedona.
Compare every county: 2026 Arizona loan limits by county.
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General information for Arizona home buyers, not a loan offer, rate quote, or commitment to lend. Program rules come from the official sources linked on this page and can change. All loans are subject to credit approval, underwriting, and property eligibility, and not all applicants will qualify. Rebel Rate Mortgage, Inc. is not a government agency and is not affiliated with or endorsed by HUD, FHA, the Department of Veterans Affairs, FHFA, Fannie Mae, or Freddie Mac. We don't quote interest rates on this site. A Loan Estimate shows the actual terms for a specific loan.
Related loan guides
- 2026 Arizona loan limits
- FHA loans
- VA loans
- Conventional & jumbo
- USDA loans
- Refinance
- HELOC
- Non-QM loans
- Bank statement loans
- Rebel Rate Mortgage
Two ways to start: search by payment, or get pre-qualified
Search Arizona homes with each home's taxes, HOA dues, and insurance built into the estimated payment, or apply with Rebel Rate Mortgage. Daryle Messina (NMLS #183491) can review which loan type fits.
Two ways to start
- Search homes by payment
Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens a third-party home search site. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
- Get pre-qualified (Apply now) (opens in a new tab)
Get pre-qualified with Rebel Rate Mortgage. Once you're pre-qualified, your home search is tied directly to your pre-qualification, so the homes you see fit what you qualify for.
Opens Rebel Rate Mortgage's secure online application (my1003app.com) in a new tab. Pre-qualification isn't a loan approval or a commitment to lend; approval depends on underwriting, verification of your information, and the property.
Applications are handled by Pam Messina, NMLS #245626, Rebel Rate Mortgage, Inc. (NMLS #2571369).
Prefer to talk it through? Daryle Messina, NMLS #183491
Sources
- HUD, FHA Mortgage Limits lookup (Arizona, FHA Forward and Fannie/Freddie, CY2026) (limits effective January 1, 2026; retrieved October 1, 2026)
- HUD Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Loan Limits (PDF) (effective for case numbers assigned on or after January 1, 2026; retrieved October 1, 2026)
- FHFA, Conforming Loan Limit Values for 2026 (news release, November 25, 2025) (retrieved October 1, 2026)
- VA.gov, VA home loan entitlement and limits (last updated August 12, 2025; retrieved October 1, 2026)
- U.S. Census Bureau QuickFacts (ACS 2020–2024 5-year estimates; retrieved September 25, 2026)
- U.S. Federal Housing Finance Agency, FHFA House Price Index datasets (All-Transactions Index, data through 2026 Q2, released August 25, 2026; downloaded September 26, 2026)
- Arizona Revised Statutes §42-18052, property tax due dates and delinquency (retrieved October 1, 2026)
- Coconino County Assessor (retrieved October 1, 2026)
Frequently asked questions
What is the FHA loan limit in Coconino County for 2026?
$609,500 for a one-unit home, $780,250 for two units, $943,150 for three units, and $1,172,150 for four units, per HUD's 2026 limits (effective January 1, 2026).
What is the conforming loan limit in Coconino County for 2026?
$832,750 for a one-unit home, the same as every Arizona county (FHFA). A larger conventional loan is a jumbo loan.
Is there a VA loan limit in Coconino County?
Not with full entitlement. With partial entitlement, VA uses the county conforming limit of $832,750 to figure remaining entitlement.
How do Coconino County home values compare with the FHA limit?
The Census median value is above the $609,500 FHA limit in Sedona, and below it in the county's other cities on this site.
When are Coconino County property taxes due?
The first half is due October 1 (delinquent after 5 p.m. November 1) and the second half March 1 (delinquent after 5 p.m. May 1), under A.R.S. §42-18052.