# Belmont's 2026 FHA Loan Limit and What It Means for Your Starter Home Search
Key Takeaways
•The headline is misleading: Belmont shares the 2026 FHA single-family loan limit of $962,550 with all of Middlesex County, per HUD's 2026 FHA loan limits. It's a county-wide ceiling, not a Belmont breakthrough.
•The gap is real: That limit covers less than the town's single-family median of $1,447,000, per Repliers/MLSPIN, June 2026.
•The real answer: FHA financing works in Belmont — but mainly for condos, especially near Waverley Square and Cushing Square, not detached homes.
•The bottom line: Use the limit as a condo entry tool. Aim below the median to keep a cushion under the cap.
Does Belmont's FHA Limit Really Open the Door?
Seeing Belmont's 2026 FHA loan limit probably sparked some hope, and that's understandable. $962,550 sounds like a serious starter-home budget. In plenty of markets, it would be.
Belmont demands more precision, though. The town sits in Middlesex County, and the 2026 FHA single-family loan limit of $962,550 applies to the entire county, per HUD's 2026 FHA loan limits — not a number Belmont earned on its own. It stretches across towns with wildly different price points, from modest suburbs to some of the priciest zip codes near Boston.
Belmont lands firmly in that second category. Its single-family median sits at $1,447,000, per Repliers/MLSPIN, June 2026, which means the FHA ceiling covers only a fraction of a typical house here.
The real question isn't "Can FHA get me into Belmont?" It's: "Which part of Belmont can FHA actually help me buy?"
Why Doesn't the FHA Limit Reach Most Belmont Houses?
For detached single-family homes, the FHA limit simply falls short. Belmont's single-family median runs $1,447,000, per Repliers/MLSPIN, June 2026.
Belmont Median Sale Price Trend by Property Type, 2021–YTD 2026
A time-series view of Belmont median sale prices for condos and single-family homes from year-end 2021 through year-to-date June 30, 2026.
Condo median sale price
Single-family median sale price
| Series | Label | Value |
|---|---|---|
| Condo median sale price | YE 2021 | $740,000 |
| Condo median sale price | YE 2022 | $731,000 |
| Condo median sale price | YE 2023 | $781,000 |
| Condo median sale price | YE 2024 | $955,000 |
| Condo median sale price | YE 2025 | $925,000 |
| Condo median sale price | YTD 6-30-2026 | $940,000 |
| Single-family median sale price | YE 2021 | $1,430,000 |
| Single-family median sale price | YE 2022 | $1,560,000 |
| Single-family median sale price | YE 2023 | $1,500,000 |
| Single-family median sale price | YE 2024 | $1,567,500 |
| Single-family median sale price | YE 2025 | $1,750,000 |
| Single-family median sale price | YTD 6-30-2026 | $1,695,000 |
The reason comes down to supply. Belmont is small and largely built out, so few houses hit the market, and prices stay elevated even when demand softens.
If you're carrying an FHA pre-approval, chasing detached homes here can burn months you don't need to lose. That time is better spent where your financing actually fits.
Where Does FHA Financing Work in Belmont?
Here's the encouraging part: Belmont condos are the real FHA opportunity. The condo median sits at $887,500, per Repliers/MLSPIN, June 2026 — comfortably under the $962,550 FHA cap.
Median Sold Price by Property Type — Belmont, June 2026
A single-metric comparison of current median sold prices across Belmont property segments.
| Series | Label | Value |
|---|---|---|
| Median sold price | Single-Family | $1,447,000 |
| Median sold price | Condo | $887,500 |
| Median sold price | Mixed | $1,422,500 |
Source:Repliers / MLSPIN
At the median, a Belmont condo fits inside the FHA limit with room to spare. A Belmont price-trend series (Tamela Roche) puts the condo median at $955,000 at year-end 2024 and $925,000 at year-end 2025 — hovering near this line for two straight years.
Since the 2024 median sat higher than today's figure, prices near the cap can move. Aiming for condos meaningfully below the median keeps a cushion for closing costs and negotiation.
Waverley Square and Cushing Square deserve the most attention, both sitting near commuter rail.
Walkability, Transit, and Bike Scores in Belmont Neighborhood Centers
A multi-metric comparison of Walk Score, Transit Score, and Bike Score for three Belmont neighborhood centers.
Walk Score
Transit Score
Bike Score
| Series | Label | Value |
|---|---|---|
| Walk Score | Waverley Square | 74 |
| Transit Score | Waverley Square | 39 |
| Bike Score | Waverley Square | 61 |
| Walk Score | Cushing Square | 66 |
| Transit Score | Cushing Square | 42 |
| Bike Score | Cushing Square | 69 |
| Walk Score | Belmont Center | 59 |
| Transit Score | Belmont Center | 41 |
| Bike Score | Belmont Center | 66 |
A Walk Score of 74 at Waverley Square means many daily errands are doable on foot; Cushing Square scores 66 for walkability and 69 for biking. Both outpace Belmont Center (59), which is exactly why they're worth prioritizing.
There's another advantage worth knowing: condos move slower than houses.
Months of Supply by Property Type — Belmont, June 2026
A current inventory comparison across Belmont property segments.
| Series | Label | Value |
|---|---|---|
| Months of supply | Single-Family | 4.2 months |
| Months of supply | Condo | 7.7 months |
| Months of supply | Mixed | 6.1 months |
Source:Repliers / MLSPIN
Condos carry 7.7 months of supply, compared with 4.2 for single-family homes. Months of supply measures how long it would take to sell every listed home at the current pace — a higher number means less buyer competition, giving you more room to inspect and negotiate. The tradeoff is weaker demand, so a condo may appreciate or resell more slowly than a house.
Is a Belmont Condo Still a Real Starter Home?
Yes — if "starter home" is defined by lifestyle rather than property type. For an FHA buyer in Belmont, that starter home is far more likely to be a condo than a detached house.
But it still buys the reasons people choose Belmont in the first place: two Fitchburg Line stations for a commute toward Boston, strong public schools, and walkable neighborhood centers. That's not a consolation prize — it's a foothold in one of Greater Boston's most durable towns.
What Are the Biggest Objections You Should Consider?
You might be thinking, "The median is pulled up by expensive homes — I'm not shopping for those." Fair point. The median reflects the whole market, and entry-level homes do cost less.
Even so, Belmont's March 2026 median of $1,447,500, per Redfin, sits far above the $962,550 FHA ceiling. Homes also closed at 103.1% of list price, per Redfin — buyers typically paid about 3% over asking, including for many condos. So while the cheapest homes fall below the median, FHA buyers still face a real gap and real competition, which trims negotiating room even in the slower condo segment.
Another common thought: "What about MBTA 3A zoning?" Massachusetts' MBTA Communities zoning law requires Belmont to allow more multifamily housing near transit — confirm current requirements with the town. That could eventually add more lower-priced homes, but it won't help the offer you write this fall.
And if the plan is "I'll wait for prices to crash," proceed carefully. Belmont's limited land, strong schools, and steady demand make sharp drops unlikely. Zoning changes may add supply over time, but too slowly to reset near-term prices. Waiting for detached houses to fall into FHA range is a risky bet.
What Rule Changes Help FHA Buyers Now?
Ask your agent whether current Massachusetts rules limit inspection-waiver requirements before writing an offer. This matters for FHA buyers specifically: FHA loans require the home to pass a condition check, so you need room to inspect and fix issues — confirm current standards with your lender.
Looking further out, Massachusetts has expanded accessory dwelling units — small second homes on a lot, often called ADUs. The state announced winners of its ADU Design Challenge, launched in December 2025. It's a longer-term value factor worth watching in built-out towns like Belmont.
How Should You Use the FHA Limit in Belmont?
Treat the $962,550 FHA limit as a condo tool, not a detached-house key. Your Belmont playbook is simple:
•Get pre-approved so you know your real ceiling.
•Focus on condos near Waverley Square and Cushing Square, and aim below the median to keep a cushion under the cap.
•Use the slower condo market to inspect carefully and negotiate.
•Check each condo's FHA eligibility before you fall in love with it.
•Verify current listings monthly, because Belmont is a small market and prices can shift quickly.
The higher FHA limit didn't unlock all of Belmont. But it can unlock a real path in — just in a different package than the single-family home you may have pictured. If FHA financing is your route into this town, start with the condo market. That's where the numbers, the lifestyle, and the opportunity finally line up.
