Moving to St. George full time
If St. George will become your principal residence and the other FHA requirements are met, FHA financing may be worth considering.
FHA loans can provide flexible financing for eligible homebuyers throughout St. George and Washington County. Explore 2026 FHA loan limits, down payment options, qualification guidelines, property requirements and the steps to prepare for an FHA purchase in Southern Utah.
FHA financing throughout St. George, Washington City, Hurricane, Santa Clara, Ivins, La Verkin, Toquerville, Enterprise and other Washington County communities.
St. George Area FHA Limits
Washington County has a higher FHA loan limit than the 2026 national low-cost-area floor. For eligible buyers in St. George and surrounding Southern Utah communities, that means FHA financing can accommodate a larger base mortgage before reaching the county program ceiling.
Maximum 2026 FHA base mortgage for an eligible one-unit property.
Maximum FHA base mortgage for an eligible two-unit property.
Maximum FHA base mortgage for an eligible three-unit property.
Maximum FHA base mortgage for an eligible four-unit property.
National one-unit baseline for FHA low-cost areas during calendar year 2026.
FHA loan limits are adjusted geographically. HUD uses county or metropolitan-area home-sale data when establishing the annual limits, subject to national FHA floor and ceiling amounts.
Washington County is associated with the St. George metropolitan area and has a 2026 one-unit FHA limit of $607,200—above the national FHA floor used in lower-cost areas.
An eligible Washington County FHA loan can exceed the national low-cost-area floor before reaching the local program limit.
FHA limits apply to the base mortgage amount. Purchase price, down payment and financing structure are separate calculations.
Income, monthly debts, credit, interest rate, taxes, insurance, HOA dues and available funds still determine the actual approval.
The $607,200 FHA limit tells us how large an eligible one-unit base mortgage may be before exceeding the county program ceiling. Your useful home-shopping range should instead begin with a comfortable monthly payment, expected cash to close and your actual qualification.
FHA forward mortgage limits shown are for calendar year 2026 and are based on the property's location and number of residential units.
FHA Occupancy Rules
Standard FHA purchase financing is generally intended for a home you will occupy as your principal residence. That distinction is especially important for Washington County buyers considering St. George as a seasonal home, future retirement home or occasional getaway.
Buying a St. George property with the intention of using it only occasionally or seasonally generally does not fit FHA's standard principal-residence requirement.
HUD defines a principal residence as the dwelling where the borrower maintains or will maintain their permanent place of abode and typically occupies for the majority of the calendar year.
At least one borrower generally must occupy the property within 60 days of signing the security instrument and intend to continue occupying it for at least one year.
If St. George will become your principal residence and the other FHA requirements are met, FHA financing may be worth considering.
A property intended primarily as a seasonal or vacation home does not generally meet the standard FHA principal-residence structure.
Future plans alone do not make a property your current principal residence. The proposed occupancy at the time of the FHA transaction matters.
FHA defines this as the permanent place of abode you generally occupy for the majority of the calendar year.
At least one borrower generally must establish occupancy within 60 days after signing the security instrument.
The borrower must generally intend to continue occupying the property as a principal residence for at least one year.
FHA's occupancy rules are not simply about whether you already have another FHA mortgage. The new transaction itself must be consistent with FHA's principal-residence requirements and cannot be structured to use FHA mortgage insurance to acquire an investment property.
FHA has specific exceptions and additional requirements for certain occupancy situations. Eligibility should be reviewed using the complete borrower and property circumstances rather than occupancy rules alone.
From Loan Limit to Buying Range
Washington County's $607,200 one-unit FHA limit tells us the maximum base mortgage the program can accommodate in 2026. It does not tell you what home price will produce a comfortable payment—or what amount you personally qualify to borrow.
Approximate purchase price at 96.5% base FHA financing when the purchase price and adjusted value are equal.
Reaching Washington County's FHA ceiling may be mathematically possible without being financially comfortable. A useful buying plan works in the opposite direction.
Start with what works within your monthly budget rather than the largest loan available.
Taxes, homeowners insurance, FHA mortgage insurance and HOA dues can materially change the monthly payment.
Down payment, closing costs, prepaid expenses and available credits all affect the practical purchase range.
Your buying range should be the result of the plan—not simply the county loan limit.
Approximate 3.5% minimum investment: $14,000. This price sits well below the county program ceiling, but qualification still depends on the full monthly housing expense.
Approximate 3.5% minimum investment: $17,500. Property taxes, insurance and HOA costs can make two $500,000 homes produce different total payments.
Approximate 3.5% minimum investment: $21,000, with an approximate $579,000 base mortgage—still below Washington County's 2026 one-unit FHA ceiling.
Washington County's FHA limit tells you what the program can potentially accommodate. Your personal buying range should account for qualification, payment comfort, cash to close and the specific property you are considering.
Examples are for educational purposes and assume approximately 96.5% FHA base financing. The financed FHA upfront mortgage insurance premium is not included in the base-loan figures above. Actual financing, qualification and cash requirements depend on the borrower, property and transaction.
Southern Utah New Construction
Yes. FHA financing can potentially be used to purchase eligible new construction in St. George and other Washington County communities. The key is coordinating the loan, appraisal, construction status and builder documentation early enough to avoid surprises near closing.
A home does not need to be previously occupied to qualify for FHA. FHA has specific new-construction requirements for homes that are proposed, under construction or recently completed.
When you buy a completed resale home, the property already exists in its finished condition. With new construction, the home may still be under construction when the sales contract, loan application or appraisal process begins.
That makes communication between the buyer, builder, lender, appraiser and closing team especially important.
FHA distinguishes between proposed construction, homes currently under construction and newly completed homes that have not yet been occupied.
If construction is incomplete when the appraisal is performed, the value may be subject to completion of the home, plans, specifications or other applicable requirements.
Required construction documentation and inspections depend on the property's construction status. The finished home must satisfy applicable FHA property standards before the transaction can be completed as required.
Builder-paid closing costs, rate buydowns and other incentives should be reviewed with the lender early so the financing reflects FHA interested-party contribution requirements.
A new home's purchase price is only part of the affordability calculation. HOA dues and other recurring housing expenses can change the monthly payment used for qualification.
Buying a newly built condominium involves more than qualifying the borrower. The condominium project or individual unit must also meet applicable FHA eligibility requirements.
Because a builder or developer is an interested party to the transaction, FHA contribution rules apply. Eligible interested parties may generally contribute up to 6% of the sales price toward allowable closing costs, prepaid items, discount points and certain rate-buydown costs. The credit cannot simply become cash back to the buyer.
Before Signing the Builder Contract
A large credit or temporary rate buydown can be attractive, but the useful comparison is the complete financing package: purchase price, permanent interest rate, points, lender fees, builder credits, cash to close and long-term monthly payment.
FHA new-construction requirements vary based on the property's construction status, property type, inspections and available documentation. Builder incentives and credits are also subject to applicable FHA requirements and cannot exceed actual eligible costs.
St. George Condos & Townhomes
Yes, potentially—but a condo and a townhome are not automatically treated the same way for FHA financing. The legal ownership structure of the property determines which FHA eligibility rules apply.
When a property is legally a condominium, FHA generally requires the unit to be in an FHA-approved project, qualify as a Site Condominium, or complete the Single-Unit Approval process when eligible.
Translation: you can qualify financially and still need the condominium itself reviewed for FHA eligibility.
A property can look like a townhome but be legally structured differently. Some are individual single-family properties, while others are legally condominium units.
That is why the title and project structure should be identified early instead of assuming every attached property requires condominium approval.
The condominium project already has FHA approval in place, subject to its current approval status and the individual loan meeting applicable FHA requirements.
An eligible unit in certain condominium projects that do not have full FHA approval may potentially qualify through FHA's Single-Unit Approval process.
Certain detached or townhouse-style condominium developments can meet FHA's Site Condominium definition and do not require regular Condominium Project Approval or Single-Unit Approval.
Condominium Review
Condo and townhome association dues are part of the recurring housing expense used when evaluating affordability and qualification. Two similarly priced St. George properties can therefore produce very different total monthly housing payments.
Confirm whether the property is legally a condominium, Site Condominium or another ownership structure.
If it is a condominium, determine whether the project is already FHA approved or another FHA approval path may be available.
Review the complete monthly housing expense before deciding how the property fits your buying range.
Condominium eligibility depends on the specific unit, project, legal ownership structure and applicable FHA requirements. A property being marketed as a “townhome” does not by itself determine whether FHA condominium approval requirements apply.
Planning Your Funds
FHA's minimum down-payment structure can make a St. George-area home purchase more accessible, but down payment and cash to close are not the same number. A useful buying plan accounts for both.
3.5% of a $500,000 purchase price, assuming the transaction is eligible for maximum FHA financing.
Loan, appraisal, title, settlement and other allowable transaction charges can add to the funds needed at closing.
Homeowners insurance, prepaid interest, property taxes and initial escrow deposits may also be collected.
Eligible earnest money credited back through the transaction can reduce the remaining amount due from the buyer at closing.
Eligible seller or builder credits, acceptable gift funds and qualifying assistance programs can change how much of the total must come from the buyer's own funds.
Verified acceptable funds can be used toward the required investment and other transaction costs.
FHA permits qualifying gifts from acceptable sources when the source and transfer are properly documented.
Eligible down-payment or closing-cost assistance may potentially be combined with FHA when all program requirements are satisfied.
Eligible interested-party contributions can help cover allowable closing costs, prepaid expenses and discount points.
Sellers, builders and certain other interested parties may contribute up to 6% of the sales price toward eligible origination fees, closing costs, prepaid items and discount points, subject to FHA requirements. That does not mean every transaction should—or can—use the full 6%.
HOA dues generally affect monthly qualification rather than serving as part of your down payment. This matters when comparing condos, townhomes and planned communities. A property with a higher HOA payment may require more qualifying income even when the purchase price is identical.
Think in Terms of Cash to Close
Example is for educational purposes and assumes approximately 96.5% FHA base financing on an eligible transaction. It does not include financed upfront mortgage insurance or estimate actual closing costs, prepaid expenses or credits. Final cash requirements depend on the borrower, property, contract, loan structure and closing details.
FHA Financing Throughout Southern Utah
The same Washington County FHA limits apply throughout the county. Whether you are buying in St. George, Washington City, Hurricane, Ivins or another local community, the applicable FHA limit is based on the property's county and number of residential units.
There is not a separate FHA loan limit for St. George, Hurricane or Ivins. An eligible one-unit property anywhere in Washington County uses the same $607,200 maximum FHA base mortgage limit for 2026.
A detached home in Hurricane, condo in St. George and townhome in Washington City may all fall under the same county limit while requiring different property and project reviews.
Standard FHA purchase financing generally requires principal- residence occupancy, which is particularly important when comparing full-time, seasonal and second-home plans in Southern Utah.
Taxes, homeowners insurance, FHA mortgage insurance and HOA dues can change affordability even when two Washington County properties have similar asking prices.
Common Southern Utah FHA Questions
Here are answers to common FHA questions for buyers considering homes in St. George, Washington City, Hurricane, Ivins, Santa Clara and other Washington County communities.
The 2026 FHA base mortgage limit for an eligible one-unit property in Washington County is $607,200. The limits are $777,300 for two units, $939,600 for three units and $1,167,700 for four units. These are loan limits—not automatic borrower approval amounts.
Yes. The FHA limit is based on the property's county and number of residential units. St. George, Hurricane, Washington City, Ivins and other communities located in Washington County use the same applicable Washington County FHA limits.
Standard FHA purchase financing is generally designed for a principal residence rather than a vacation or seasonal second home. FHA occupancy requirements generally call for at least one borrower to establish occupancy within 60 days and intend to continue occupying the property as a principal residence for at least one year. Specific exceptions should be reviewed based on the complete circumstances.
Potentially, yes. If the Washington County property will become your principal residence and you meet the applicable borrower, property and underwriting requirements, an FHA loan may be one financing option to consider.
Yes, eligible new construction can be financed with FHA. Documentation and inspection requirements can vary depending on whether the home is proposed, under construction or recently completed, so the construction timeline should be reviewed early with the lender.
Potentially. A condominium unit generally needs an eligible FHA path, such as being located in an FHA-approved condominium project or qualifying through FHA's Single-Unit Approval process. Certain properties may instead meet FHA's Site Condominium requirements.
Not necessarily. “Townhome” describes the style of a property but does not by itself determine its legal ownership structure. Some townhomes are legally condominium units and others are not. The legal property type should be confirmed before determining which FHA requirements apply.
Yes. Required HOA dues are part of the recurring housing expense considered when evaluating the mortgage payment and borrower qualification. This is why two homes with the same purchase price can result in different qualifying payments.
For an eligible transaction using maximum 96.5% FHA base financing, 3.5% of a $500,000 purchase price is approximately $17,500. Total cash to close can be higher because closing costs, prepaid expenses and escrow deposits may also apply.
Yes. Subject to FHA requirements, interested parties such as a seller or builder may generally contribute up to 6% of the sales price toward eligible origination fees, closing costs, prepaid items and discount points. The actual usable amount depends on the transaction and eligible costs.
No. FHA financing is commonly used by first-time buyers, but FHA does not generally require you to be a first-time homebuyer. Repeat buyers may also qualify when they meet the applicable FHA borrower, occupancy, property and underwriting requirements.
Send the property address or listing along with your estimated purchase price and financing goals. For condos, new construction, properties with HOA dues or unusual occupancy situations, reviewing the actual property early can help identify potential FHA issues before you get too far into the transaction.
Start an FHA eligibility review →Washington County FHA Guidance
Buying in St. George or elsewhere in Washington County involves more than staying below the FHA loan limit. Your plan should account for the monthly payment, cash to close, property type, HOA costs, occupancy plans and the financing options available to you.
Reviewed By
FHA Loan Utah provides practical FHA financing information for Utah homebuyers and real estate professionals, including local loan limits, qualification guidance, property considerations and homebuying strategy.
The goal is not simply to determine whether FHA is available. It is to understand how FHA compares with the other financing options you may qualify to use and build a loan structure that fits the property and your overall buying plan.
Sources & Updates
FHA policies and annual mortgage limits can change. This guide should be reviewed against current information published by the U.S. Department of Housing and Urban Development and the Federal Housing Administration.
Victor Emmel | NMLS #133605 | Coast2Coast Mortgage, LLC | NMLS #376205 | Equal Housing Lender. Information is provided for educational purposes only and is not a commitment to lend. Loan approval is subject to borrower qualification, property eligibility, underwriting requirements and applicable program guidelines.