Low down payment · 3.5% down
FHA is the get-on-base program. It's a government-insured loan built for buyers who have solid income but not a 20% down payment sitting in the bank — and it's the most forgiving option on credit history of anything we offer.
Because FHA is insured by the Federal Housing Administration, lenders can say yes to files that conventional underwriting would foul off. The tradeoff is mortgage insurance, which we'll walk through honestly so you know exactly what you're paying and for how long.
Current guidelines. Overlays vary by investor, so treat these as the strike zone — not a hard rulebook.
Minimum down payment
3.5% with a 580+ FICO (10% from 500–579)
Credit score
580 minimum on most programs; best pricing at 660+
Debt-to-income
Typically up to 46.9% front / 56.9% back with compensating factors
Mortgage insurance
Upfront MIP of 1.75% plus annual MIP (0.55% typical) for the life of the loan at 3.5% down
Occupancy
Primary residence only — no second homes or pure investment properties
Property
Must meet FHA minimum property standards at appraisal
Bankruptcy / foreclosure
2 years after Chapter 7 discharge, 3 years after foreclosure (exceptions available)
The lowest down payment available without a VA or USDA benefit — and gift funds from family are fully allowed.
580 FICO clears most FHA programs, and past bankruptcy or foreclosure doesn't automatically disqualify you.
FHA loans can be assumed by a future buyer — a real selling advantage if rates climb after you close.
FHA stretches further on debt ratios than conventional, which matters with student loans or a car payment.
A 15-minute call. Real numbers, no credit pull required to start.
Use our calculator to see principal, interest, taxes, insurance, and PMI.
Open CalculatorA 15-minute call gets you a real FHA payment number — down payment, MIP, taxes, insurance, all of it.
Steve Kent · NMLS #1621847 · Licensed in 22 states