Buy a duplex, triplex, or fourplex with just 3.5% down by living in one unit — and let rental income help cover your mortgage. Here's how FHA multi-unit loans work.
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An FHA loan isn’t just for single-family homes — you can buy a 2-to-4-unit property with as little as 3.5% down, live in one unit, and rent out the others. It’s one of the most powerful ways for a Florida buyer to become a homeowner and a landlord at the same time, with tenants helping cover the mortgage. The one rule: you must occupy one of the units as your primary residence.
Because you can rent the other units, FHA allows higher loan limits for 2–4 unit properties. The 2026 Florida floor limits:
| Property type | 2026 floor limit | High-cost areas |
|---|---|---|
| 2 units (duplex) | $693,050 | up to $1,599,375 |
| 3 units (triplex) | $837,700 | up to $1,933,200 |
| 4 units (fourplex) | $1,041,125 | up to $2,402,625 |
High-cost Florida counties (and the Keys) carry higher limits — we’ll confirm the exact figure for your county.
The appeal is simple: rent from the other units offsets your housing cost. FHA lets you count 75% of the property’s market rent toward qualifying, which can make a multi-unit easier to afford than it looks. Here’s an illustrative duplex:
In this example, the rent from one unit covers a large share of the payment, leaving you a net housing cost well below the full PITI of $4,474.
Illustration only, using a sample rate for demonstration. Rates, taxes, insurance, and mortgage insurance change and vary by loan, county, and borrower — your actual numbers will differ. Not a commitment to lend.
For triplexes and fourplexes — not duplexes — FHA adds the self-sufficiency test: 75% of the appraiser’s estimated market rent for all units (including the one you’ll live in) must be at least equal to the full monthly payment (PITI). In plain terms, the building has to be able to pay for itself on paper. If it doesn’t pass, FHA won’t insure the loan — even if your personal income easily covers it.
We review your income and goals and factor in projected rental income to size your budget.
Target a 2–4 unit in your area. For triplexes/fourplexes, we sanity-check the self-sufficiency math early.
The appraiser sets both value and market rents — the numbers that drive qualifying and (for 3–4 units) the self-sufficiency test.
You close, move into your unit, and your tenants start helping cover the mortgage.
Get pre-approved for an FHA 2–4 unit loan and see what you can afford in your Florida market.
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