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FHA Loans

FHA loans, 3.5% down at a 580 score

Government-backed financing built for buyers whose credit or debt ratios do not fit the conventional box. The most forgiving widely available program in the country.

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What a fha loan actually is

An FHA loan is insured by the Federal Housing Administration, which lets lenders approve borrowers they would otherwise decline. That insurance is the trade: you get in with less money and a lower score, and you pay a mortgage insurance premium for it.

The important asterisk: on FHA loans originated after June 2013, the annual mortgage insurance premium lasts the entire loan term. The standard play is to use FHA to get in, then refinance into conventional once your score and equity support it. We build that second step into the plan from day one.

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FHA Loans at a glance

  • Minimum down payment3.5% at 580+, or 10% between 500 and 579
  • Minimum credit score580 for the 3.5% option
  • Mortgage insuranceUpfront 1.75% financed, plus annual MIP for the life of the loan
  • Max debt-to-incomeCommonly 46.9/56.9 with automated approval
  • 2026 FHA limit$524,225 in most counties, higher in high-cost areas
  • Gift funds100% of the down payment may be gifted

Is It Right For You?

Where FHA wins, and where it does not

We would rather talk you out of the wrong program now than restructure the file two weeks before closing.

A good fit when

  • Credit score between 580 and 660
  • Higher debt-to-income than conventional allows
  • Down payment coming from a family gift
  • A past bankruptcy that has seasoned two years
  • Student loan debt that is crowding your ratios

Probably look elsewhere if

  • You have 20% to put down
  • Credit score above 720 and you plan to stay long term
  • Buying an investment property or second home
  • The property needs repairs an FHA appraiser will flag

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Other programs worth pricing

Conventional Loans Standard financing for primary homes, second homes, and rentals. Down payments start at 3%. See Conventional details → VA Loans For veterans and active duty. Zero down payment and no monthly mortgage insurance. See VA details → USDA Loans 100% financing for eligible rural and suburban addresses. No down payment required. See USDA details → Jumbo Loans Financing above conforming limits, with competitive pricing well past $3M. See Jumbo details →

See what a FHA loan looks like for your file

Three minutes, no credit pull, and a written comparison against the other programs you qualify for.

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