There is no single universal cutoff for either one; both come down to the specific program and lender. On size, most programs and appraisers care less about a hard square-footage floor and more about whether the home is typical for its area. A very small house surrounded by much larger ones raises appraisal and marketability questions regardless of the exact footage, because the appraiser needs comparable sales to support the value. Some programs do publish minimum size standards, and some of the figures that get quoted apply specifically to manufactured homes, so don't assume a number you saw online covers your property. Have the lender confirm the guideline for the exact program and property type. On loan amount, the practical constraint is profitability. Consumer-protection rules cap what a lender can charge on a loan, and on a very small balance, say under $100,000, those capped costs can leave a lender losing money, so many set their own minimums. A local credit union or community bank that does relationship-based lending is often the better hunting ground for a smaller loan. Tell us the property and the price range and we can tell you quickly whether it's financeable and who's likely to do it. That's a good fit for the free Roadmap conversation.