New Jersey mortgage guide
In most North Jersey counties you can borrow up to $1,209,750 on a conforming loan for a one unit home in 2026, and up to $1,249,125 with FHA. First time buyers can look at NJHMFA programs, and in New Jersey the seller, not the buyer, pays the realty transfer fee.
Before you make an offer
- Get a written preapproval, not just a prequalification. Sellers and agents in busy towns ask for it with the offer.
- Ask the lender for a Loan Estimate so you can compare rate, points and fees on the same form from every lender.
- Check the loan limit for your county below. If your loan is above it, you need a jumbo loan.
After the contract is signed
- Most New Jersey contracts prepared by agents include a three business day attorney review period. Either side's attorney can cancel or change terms during it.
- Your lender orders the appraisal. Book the home inspection right away.
- Lock your rate when you are comfortable with it, and ask the lender how long the lock lasts.
Costs at closing in New Jersey
- The seller pays the realty transfer fee. Since July 10, 2025 the seller also pays the graduated percent fee on homes above $1,000,000.
- The buyer usually pays for the lender's title policy, the owner's title policy if wanted, recording fees and prepaid taxes and insurance.
- Use our closing cost calculator to see a range before you talk to a lender.
2026 loan limits by county
Official limits for loans made in 2026. Conforming limits are from FHFA. FHA limits are from HUD.
| County or borough | State | Conforming limit | FHA limit |
|---|---|---|---|
| Bergen County | New Jersey | $1,209,750 | $1,249,125 |
| Hudson County | New Jersey | $1,209,750 | $1,249,125 |
| Essex County | New Jersey | $1,209,750 | $1,249,125 |
| Passaic County | New Jersey | $1,209,750 | $1,249,125 |
| Union County | New Jersey | $1,209,750 | $1,249,125 |
| Morris County | New Jersey | $1,209,750 | $1,249,125 |
| Middlesex County | New Jersey | $1,209,750 | $1,249,125 |
| Mercer County | New Jersey | $832,750 | $541,287 |
One unit homes shown. Two to four unit limits are in the official files linked below. A loan above the conforming limit is a jumbo loan. Checked against the official files on 2026-11-01.
Questions people ask
- What is the FHA loan limit in Bergen and Hudson County in 2026?
- $1,249,125 for a one unit home, per HUD. The same limit applies in Essex, Passaic, Union, Morris and Middlesex counties.
- Who pays the mansion tax in New Jersey now?
- The seller. A 2025 law renamed it the graduated percent fee, made the seller responsible and raised the rate on higher prices. It applies to the full price once the price is above $1,000,000.
- Is there help for first time buyers in New Jersey?
- Yes. NJHMFA offers first time homebuyer mortgages and a forgivable down payment assistance loan through participating lenders. Check the agency site for current amounts and income limits.
Official sources
- FHFA, Conforming Loan Limit Values ↗
- HUD, FHA Mortgage Limits ↗
- New Jersey Housing and Mortgage Finance Agency (NJHMFA) ↗
- NJ Division of Taxation, Realty Transfer Fees ↗
- Consumer Financial Protection Bureau, Buying a house ↗
Facts checked 2026-11-01. General information, not financial, legal or tax advice. We are not a lender.