What does "Bulletin 2026-F: 2026 Area Median Income Limits" cover?

Freddie Mac updated its 2026 Area Median Income limits effective June 13, 2026. These limits affect eligibility for Home Possible and Refi Possible…

Which agency issued this update?

This update was issued by Federal Home Loan Mortgage Corporation.

When was it published?

It was published on May 28, 2026.

Bulletin 2026-F: 2026 Area Median Income Limits

Bulletin 2026-F

2026 Area Median Income Limits

Issued 05/28/2026

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TO: Freddie Mac Sellers

SUBJECT: 2026 AREA MEDIAN INCOME LIMITS

Area Median Income limits have been updated for 2026 and will be effective on June 13, 2026.

Loan Product Advisor® will be updated on June 13, 2026, to reflect the 2026 Area Median Income limits. In addition, the following tools and application programming interfaces (APIs) will be updated on June 13, 2026, to reflect the updated limits:

FHFA provides the Area Median Income estimates to Freddie Mac, which we use to determine if the Borrower’s annual qualifying income meets:

Home Possible Mortgage eligibility requirements
Refi Possible eligibility requirements, and
The eligibility requirements for Credit Fee Caps and Credits, as described in Guide Exhibit 19A, Credit Fee Cap Eligibility Criteria

For assessment of Credit Fee Caps and Credits, the Area Median Income Percent is calculated in Loan Selling Advisor® and uses the following:

For Loan Product Advisor Mortgages, the higher Area Median Income as of the Note Date or the Area Median Income used in the last Loan Product Advisor submission
For Manually Underwritten Mortgages, the higher Area Median Income as of the Application Received Date or the Note Date

For Manually Underwritten Mortgages, the updated Borrower income limits will be effective for Mortgages with Application Received Dates on or after June 13, 2026.

Effective on June 13, 2026, Loan Product Advisor will apply the updated 2026 Area Median Income limits as follows:

Loan Product Advisor assessment of Home Possible eligibility
IF the Mortgage is submitted as a Home Possible Mortgage on or after June 13, 2026
For the following resubmissions: - The last submission before June 13, 2026, was also a Home Possible Mortgage, and - The income limits were met
For the following submissions: - The Mortgage is submitted for the first time - The Key Number cannot be identified, or - The last submission before June 13, 2026, was not submitted as Home Possible and/or did not meet the income eligibility limits
Loan Product Advisor assessment of Refi Possible eligibility
IF the Mortgage is submitted or resubmitted as a Refi Possible Mortgage on or after June 13, 2026
Loan Product Advisor assessment of eligibility for Mortgages other than Home Possible or Refi Possible
IF the Mortgage is submitted or resubmitted on or after June 13, 2026

Pricing pipeline coverage for certain Mortgages eligible for the First-Time Homebuyer and/or Duty to Serve Credit Fee Caps

The 2026 Area Median Income limits in most areas have increased; however, in many areas, the Area Median Income limits have decreased. For certain Mortgages originated under the First-Time Homebuyer and/or Duty to Serve Credit Fee Caps where the Mortgaged Premises is located in an area where the Area Median Income limit has decreased, Freddie Mac is providing pricing pipeline coverage for Credit Fee Caps, as described below.

The following Mortgages do not require pricing pipeline coverage:

Mortgages that qualify for the First-Time Homebuyer and/or the Duty to Serve Credit Fee Caps based on 2026 Area Median Income limits
Manually Underwritten Mortgages
Home Possible Mortgages

The following updates are effective for Mortgages with Settlement Dates on or before July 31, 2026.

Pricing pipeline coverage requirements

Mortgages meeting the following requirements are eligible for the First-Time Homebuyer and/or Duty to Serve Credit Fee Cap (“pricing pipeline coverage”):

The Mortgage must have been submitted to Loan Product Advisor before June 13, 2026, and be an Accept Mortgage
The Mortgage must have been originated using the 2025 Area Median Income limits, as described in Bulletin 2025-A, and:
- The Mortgage was eligible for the First Time Homebuyer and/or Duty to Serve Credit Fee Cap, in accordance with Exhibit 19A; and
- The qualifying income no longer meets the Area Median Income Percent requirement for the First-Time Homebuyer and/or Duty to Serve Credit Fee Caps, based on 2026 Area Median Income limits
The Note Date must be on or after June 13, 2026
The last Loan Product Advisor submission must occur on or after June 13, 2026
The pricing benefit must have been provided to the Borrower

Delivery requirements for pricing pipeline coverage

Mortgages eligible for pricing pipeline coverage must be delivered in accordance with Exhibit 19A and include ULDD Data Point_Investor Feature Identifier_ (Sort ID 368) valid value “K11”, indicating the pricing benefit was provided to the Borrower.

For Mortgages meeting the above criteria that have a Settlement Date on or after June 13, 2026, Sellers may update the loan through the Post-Fund Data Correction tool (see Exhibit 88, Servicing Tools) in accordance with Section 2403.1(b).

Credit Fees and Credit Fee Caps will be assessed in accordance with Guide Chapter 6303.

Additional resources

Sellers should refer to our Single-Family news article(opens in new window) for additional information.

CONCLUSION

If you have any questions about the changes announced in this Bulletin, please contact your Freddie Mac representative or call Customer Service at 800-FREDDIE.

Sincerely,

Kevin Kauffman

Senior Vice President, Single-Family Seller Engagement

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