What Is the Section 184 Maximum Loan Amount?
The Section 184 maximum loan amount depends on where the property is located — specifically, which county it sits in. Here is a quick breakdown of the key limits for 2024:
| Property Type | Baseline (Low-Cost Areas) | High-Cost Maximum |
|---|---|---|
| 1-Unit | $498,257 | $1,149,825 |
| 2-Unit | $638,100 | $1,472,250 |
| 3-Unit | $771,125 | $1,779,525 |
| 4-Unit | $958,350 | $2,211,600 |
Key facts at a glance:
- Limits are set by county and updated annually by HUD
- The maximum is capped at 150% of the FHA mortgage limit for that area
- High-cost counties — such as Alameda (CA), Los Angeles (CA), and Eagle (CO) — qualify for the highest limits
- Most counties across states like Alabama, Arkansas, and Kansas fall at the baseline limit of $498,257 for a 1-unit home
- Alaska and Hawaii have their own elevated limits in many areas
The Section 184 Indian Home Loan Guarantee Program was created by Congress in 1992 specifically to address the historic lack of mortgage access in Native American communities. For too long, conventional lenders struggled — or simply refused — to make loans on tribal trust land, leaving families with almost no path to homeownership. Section 184 changed that by having the federal government back the loan, removing the risk barrier for lenders and opening real financing options for tribal members both on and off reservation land.
Understanding the loan limits is one of the most practical first steps for any borrower or real estate professional working with this program. Get the limit wrong, and a deal can fall apart late in the process.
I’m Dale Gremillion (NMLS #210325), a Senior Loan Officer with over 20 years of mortgage experience and a specialization in the Section 184 maximum loan amount guidelines and program requirements — helping Native American families navigate this unique program from application to closing. In the sections below, I’ll walk you through exactly how these limits work, what they mean for your purchase or refinance, and how to find the right number for your specific county.
Understanding the Section 184 Program and Eligibility
The Section 184 Indian Housing Loan Guarantee Program is a specialized home mortgage product designed specifically for American Indian and Alaska Native families, federally recognized Indian tribes, and Tribally Designated Housing Entities (TDHEs). Because much of tribal land is held in trust by the federal government for the benefit of a tribe, traditional mortgages cannot be placed on the land itself. The Section 184 program solves this problem by guaranteeing 100% of the unpaid principal and interest to the lender, making it safe for banks to offer competitive, market-rate financing.
Who Qualifies as an Eligible Borrower?
To access a Section 184 loan, at least one borrower on the loan application must be an enrolled member of a federally recognized tribe. Borrowers must provide valid tribal enrollment documentation, such as an enrollment card or an official letter from the tribal enrollment office, which matches their government-issued identification.
Unlike many other affordable housing programs, Section 184 does not impose maximum income limits. This means middle- and high-income tribal members can utilize the program just as easily as first-time homebuyers.
Trust Land vs. Fee-Simple Land
One of the most unique aspects of the Section 184 program is its flexibility regarding land types. It can be used on:
- Tribal Trust Land: Land held in trust by the United States government for a tribe. In this scenario, the individual borrower obtains a 50-year leasehold estate from the tribe. The mortgage is secured by the home and the leasehold interest, not the land itself. This requires coordination with the tribe and the Bureau of Indian Affairs (BIA).
- Allotted Trust Land: Land held in trust for an individual Native American. Mortgaging this land requires specific approval from the BIA before a lien can be placed.
- Fee-Simple Land: Standard, unrestricted real estate located outside of reservation boundaries, provided it sits within a HUD-approved Section 184 program area.
Eligible Transactions and Property Types
The program is highly versatile and supports several transaction types:
- Purchase: Buying an existing 1- to 4-unit single-family home.
- Construction: Building a new site-built or modular home, or placing a manufactured home on a permanent foundation.
- Rehabilitation: Financing the purchase and repair of an older home, or refinancing an existing mortgage to add funds for remodeling.
- Refinancing: Both rate-and-term, streamline (with or without appraisal), and cash-out refinancing (up to 85% Loan-to-Value).
Properties must be modest in size and design, meet standard structural and safety guidelines, and serve as the borrower’s primary owner-occupied residence. Second homes and investment properties are not allowed.
How the Section 184 Maximum Loan Amount is Determined
The Section 184 maximum loan amount is not a single national number. Instead, the Office of Native American Programs (ONAP) within HUD calculates and publishes unique limits for every county across the United States.
The 150% FHA Limit Calculation
HUD determines these limits by looking at the standard Federal Housing Administration (FHA) mortgage limits for each county. By law, the Section 184 maximum loan limit is capped at 150% of the FHA’s standard mortgage limit for the area. However, if FHA limits drop in a certain area, HUD often retains the higher historical limits from previous policy notices (such as PIH Notice 2020-15) to prevent tribal members from losing purchasing power in fluctuating real estate markets.
Base Loan Amount vs. Financed Guarantee Fees
When calculating your maximum loan, it is important to distinguish between the “Base Loan Amount” and the “Total Loan Amount.”
The Base Loan Amount is calculated using the program’s Loan-to-Value (LTV) limits:
- 97.75% LTV for properties with an acquisition cost or appraised value greater than $50,000.
- 98.75% LTV for properties valued at $50,000 or less.
This means your Minimum Required Investment (MRI) is just 2.25% for most transactions.
The program also charges a 1.00% upfront loan guarantee fee at closing (and currently features a 0% annual mortgage insurance premium for commitments issued on or after July 1, 2023). This 1.00% upfront fee can be financed directly into the loan. When you finance the fee, the total loan amount is allowed to exceed the published county limit. The base loan itself, however, must remain at or below the published county cap.
To learn more about how underwriters evaluate these thresholds and analyze credit, you can consult the HUD Section 184 Policy Handbook.
Section 184 vs. Standard FHA Loan Limits
While Section 184 limits are derived from FHA data, they are significantly more generous in many areas due to the 150% multiplier. This makes the Section 184 program an incredibly powerful tool for buyers in competitive markets.
| Metric | Section 184 Program | Standard FHA Loan |
|---|---|---|
| Max Loan Limit | Up to 150% of FHA limits | Standard FHA county limit |
| Down Payment | 2.25% (on loans > $50k) | 3.5% minimum |
| Monthly MIP | 0% (effective July 1, 2023) | Typically 0.55% to 0.85% annually |
| Underwriting | Strictly manual underwriting | Automated (AUS) or manual |
Current Loan Limits by Property Unit
Because our physical locations and lending expertise are focused on Arizona, New Mexico, Utah, and Colorado, we pay close attention to how these limits shift across the Southwest. Loan limits vary significantly depending on whether you are buying a standard single-family home or a multi-unit property (up to 4 units).
1-Unit Section 184 Maximum Loan Amount
For a standard 1-unit single-family home, the baseline limit across most standard-cost counties in our region is $498,257. However, if you are looking to buy in high-cost recreation or metropolitan areas, the limits climb dramatically.
Here is a look at the 1-unit limits for key counties in our four-state footprint:
- Colorado High-Cost Counties:
- Eagle County: $1,149,825
- Pitkin County: $1,149,825
- Garfield County: $1,149,825
- San Miguel County: $1,045,350
- Routt County: $1,012,000
- Summit County: $1,006,250
- Boulder County: $856,750
- Denver / Adams Counties: $816,500
- Arizona Elevated Counties:
- Maricopa County (Phoenix area): $530,150
- Pinal County: $530,150
- Coconino County (Flagstaff area): $525,550
In New Mexico and Utah, the vast majority of counties sit at the baseline of $498,257 for 1-unit properties, though certain high-cost mountain resort counties in Utah see elevated limits.
Multi-Unit Section 184 Maximum Loan Amount
If you plan to purchase a multi-unit property (a duplex, triplex, or fourplex), the section 184 maximum loan amount increases to accommodate the higher cost of multi-family buildings.
In high-cost areas like Summit County, the limits max out at:
- 2-Unit: $1,472,250
- 3-Unit: $1,779,525
- 4-Unit: $2,211,600
Rental Income Guidelines for Multi-Unit Properties
If you are purchasing a 2- to 4-unit property, HUD has strict guidelines regarding the use of projected rental income to qualify for the loan:
- Standard Purchase Transactions: Lenders cannot consider projected rental income from existing or prospective renters as effective income to qualify the borrower.
- Refinance or Rehabilitation Transactions: Rental income from the subject property can be considered, provided the borrower has a documented 2-year history of receiving rental income or if the borrower is a Tribe or TDHE.
- Trust Land Purchases: If the purchase is on trust land and has no rental history, lenders calculate effective rental income using 75% of the lesser of the fair market rent (determined by an appraiser on Fannie Mae Form 1025) or the actual lease agreement.
Frequently Asked Questions About Section 184 Limits
Navigating the rules of a federal niche program can bring up plenty of questions. Here are the answers to the most common questions we receive.
How often are Section 184 limits updated?
HUD updates the Section 184 and Section 184A loan limits annually. These updates are typically announced via a “Dear Lender Letter” in the first quarter of the year, taking effect shortly after publication. The updates reflect changes in home values and FHA forward mortgage limits from the preceding year.
Are there special provisions for Alaska and Hawaii?
Yes. Because of the exceptionally high cost of construction and shipping materials to remote areas, Alaska and Hawaii have much higher baseline limits. For example, Sitka County in Alaska has a 1-unit baseline limit of $586,500, which is roughly 18% higher than the standard contiguous U.S. baseline of $498,257. Hawaii operates under the parallel Section 184A program for Native Hawaiians on Hawaiian Home Lands, which features similar high-cost adjustments.
How do I find the limit for my specific county?
You can look up the official county tables directly on HUD’s website, or you can contact an approved Section 184 lender. Our team at Capital Home Mortgage can instantly pull up the exact limit for any property address in Arizona, New Mexico, Utah, or Colorado and help you calculate your maximum purchasing power based on your income and debts.
Conclusion
The HUD Section 184 program remains one of the most affordable and flexible homeownership tools available to Native American families today. With down payments as low as 2.25%, no monthly mortgage insurance premiums, and generous loan limits that reach up to $1,149,825 for single-family homes in high-cost counties, this program makes buying, building, or refinancing a home highly achievable.
Whether you are looking to build a new home on tribal trust land in New Mexico, purchase a duplex in Phoenix, or buy a single-family home near the mountains in Colorado, we are here to help. At Capital Home Mortgage, we specialize in navigating the unique rules of the Section 184 program.
Ready to find out exactly how much you can borrow? Contact Capital Home Mortgage today to speak with a loan specialist and take the first step toward your homeownership goals.
