Shopping for a home in Benton and not sure which loan type fits your budget. The key is knowing where your price lands against 2025 loan limits. With the right numbers, you can plan your down payment, compare monthly costs, and avoid surprises during underwriting. Below is a simple guide to the limits that matter in Benton and how to use them. Let’s dive in.
2025 loan limits for Benton
Benton is in Saline County, which uses the national baseline limits for 2025. Here are the figures that shape your options:
- Conforming loan limit (one unit): $806,500 for 2025. This is the maximum loan size Fannie Mae and Freddie Mac will buy. Loans at or below this are called conforming. See FHFA’s 2025 announcement.
- FHA loan limit (one unit): $524,225 for 2025 in most Arkansas counties, including Saline County. See HUD’s 2025 FHA limits.
- VA loans: Many eligible veterans with full entitlement have no dollar cap for zero down. If you have partial entitlement, lenders use the county’s conforming limit when calculating how much you can borrow with little or no down. Review VA loan limit guidance.
- USDA Rural Development: USDA offers 100% financing in eligible areas, subject to income limits and property eligibility. Program details and local eligibility are set by USDA. Check Arkansas USDA program info.
Multi‑unit properties
Buying a duplex, triplex, or fourplex you plan to occupy can change the math. Conforming limits are higher for 2 to 4 units in 2025: 2‑unit $1,032,650, 3‑unit $1,248,150, 4‑unit $1,551,250. FHA also raises limits for multi‑unit homes. Always verify the year’s figures on the official pages. See Fannie Mae’s loan limits page.
Why these limits matter in Benton
Most typical homes inside Benton city sell for amounts well below the conforming limit and often under FHA’s cap. That puts many buyers in range for FHA’s lower down payment or a conventional conforming loan. In some higher‑priced parts of the county or with larger new construction, you could approach FHA’s ceiling or the conforming cap. Knowing where your target price sits helps you avoid crossing into costlier financing.
How loan type changes with price
Using FHA in Benton
If your one‑unit loan amount is at or below $524,225, FHA may be an option. FHA offers a minimum 3.5% down for qualified buyers, but it includes mortgage insurance: an Up‑Front Mortgage Insurance Premium that is commonly 1.75% of the loan and an annual MIP that adds to your monthly payment. These fees affect total cost and how long the insurance stays. Learn how FHA’s UFMIP works.
Conventional conforming loans
At or below $806,500 for 2025, you can use conventional conforming financing. Some programs allow as little as 3% to 5% down for qualified buyers. If you put less than 20% down, you will have private mortgage insurance. The key difference from FHA is that PMI can be removed as you build equity. See PMI removal rules from the CFPB.
Jumbo loans when over the limit
If your loan is above $806,500, it is considered a jumbo loan. Lenders typically require stronger credit, more reserves, and a larger down payment, and rates can differ. Jumbo financing is still possible, but the process is more strict. Compare jumbo vs conventional basics.
VA loans for eligible buyers
Many veterans with full entitlement can buy with no down payment, even above the conforming limit. If you have partial entitlement or a prior VA loan, the county’s conforming limit still matters for how much you can borrow without putting money down. Lenders may also set their own overlays. Review the VA’s loan limit and entitlement guide.
USDA Rural Development options
If the property is in an eligible area and your household income fits the program, USDA can offer 100% financing. Always verify property eligibility and income limits before you write an offer. Start with USDA’s Arkansas page.
Quick Benton buyer checklist
- Confirm your price and expected loan amount, then compare to 2025 limits: FHA one‑unit $524,225 and conforming $806,500. Use the official lookup tools to verify your year. FHFA’s 2025 limits and HUD’s loan limit lookup.
- Decide what matters most: lowest upfront cash, lowest monthly payment, or lowest lifetime cost. FHA lowers entry cost but includes MIP. Conventional with less than 20% down includes PMI that can be cancelled later.
- Buying a duplex, triplex, or fourplex. Check 2 to 4 unit limits. They are higher, which can keep you in conforming range. See Fannie Mae’s limits.
- VA buyer. Get your Certificate of Eligibility and ask a VA lender how your entitlement affects down payment needs. VA loan limits and entitlement.
- Considering USDA. Confirm both property eligibility and household income with USDA before assuming 100% financing. USDA Arkansas program info.
- Get a few preapprovals. Pricing and requirements can vary, especially near the conforming cap. Compare quotes to see which path best fits your budget.
If you want a clear plan tailored to your price range, down payment, and timing, reach out. As a hands‑on local advisor, Ellen Weiner will help you line up the right loan options and move forward with confidence in Benton and across Central Arkansas.
FAQs
What is the 2025 conforming loan limit in Benton, Arkansas?
- The one‑unit conforming limit is $806,500 for 2025, which applies in Saline County. See the number on FHFA’s announcement.
What is the 2025 FHA loan limit for Saline County?
- The FHA one‑unit limit is $524,225 for 2025 in most Arkansas counties, including Saline County. Confirm on HUD’s FHA limits page.
Do VA buyers in Benton have a loan limit for zero down?
- Many veterans with full entitlement have no dollar cap for zero down; partial entitlement borrowers still reference the county conforming limit. See VA guidance.
When can PMI come off a conventional loan?
- You can usually request PMI removal at 80% loan‑to‑value and it drops automatically at 78% in many cases. Review the details with your lender and the CFPB’s guide.
Are parts of Benton eligible for USDA loans?
- USDA eligibility depends on the property location and your household income. Check program rules and eligibility starting on USDA’s Arkansas page.
What if I want a duplex or triplex in Benton?
- Multi‑unit limits are higher, which may keep your loan conforming. Check 2 to 4 unit limits on Fannie Mae’s loan limits page.
