Purchase

FHA Loans

FHA loans open the door for buyers who need a lower down payment or have a thinner credit history.

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Who it's best for

  • First-time and credit-building buyers
  • Buyers with a smaller down payment
  • Those who want flexible qualifying guidelines

At a glance

Down payment
As low as 3.5%
Credit
More flexible guidelines
Gift funds
Allowed for down payment

Eligibility Snapshot

The numbers that matter for a fha loans

General guidelines. Your exact terms depend on your full profile. We confirm current figures for your scenario before you rely on any of them.

Minimum down payment
3.5% with a 580+ score; 10% between 500–579
Credit score
580+ for 3.5% down; more flexible than conventional
Debt-to-income (DTI)
Often up to ~50% with compensating factors
Mortgage insurance
Upfront (UFMIP) + annual (MIP); see note on removal
Loan limits (2025)
$524,225 baseline; higher in high-cost counties
Property use
Primary residence only

How It Works

Your fha loans, step by step

  1. 1

    Pre-approval

    We confirm you meet FHA credit and DTI guidelines and issue your pre-approval.

  2. 2

    Find your home

    We keep your offer within FHA limits and appraisal expectations for your area.

  3. 3

    Application & disclosures

    You apply and receive your Loan Estimate showing UFMIP and monthly MIP.

  4. 4

    FHA appraisal

    FHA requires an appraisal that also checks basic property condition standards.

  5. 5

    Underwriting to clear-to-close

    Underwriting reviews the file, we clear conditions, and you get the green light.

  6. 6

    Closing

    You sign and take ownership of your home.

Be A Sharp Borrower

What to ask any lender about this loan

Good questions get you better answers, and a better loan. Bring these to any conversation, including ours.

  • With my credit score, do I qualify for the 3.5% down option?

  • How much is the upfront and monthly mortgage insurance, and does it stay for the life of the loan?

  • Would a conventional loan with 5% down actually cost me less over time?

  • Does the home I want meet FHA's minimum property standards?

Common Questions

FHA Loans FAQs

What credit score do I need for an FHA loan?
A 580 score generally qualifies you for the 3.5% minimum down payment. Scores between 500 and 579 may still qualify with 10% down. FHA is more flexible on credit than conventional financing.
How much do I need to put down on an FHA loan?
As little as 3.5% of the purchase price with a qualifying credit score, and gift funds from eligible sources are allowed for the down payment and closing costs.
Does an FHA loan require mortgage insurance?
Yes. FHA loans include an upfront mortgage insurance premium (UFMIP) plus an annual premium (MIP) paid monthly. On most FHA loans today, MIP stays for the life of the loan unless you refinance out.
Can I get rid of FHA mortgage insurance later?
For most current FHA loans, the way to remove MIP is to refinance into a conventional loan once you have enough equity. We help you run that break-even math when the time comes.
What are the 2025 FHA loan limits?
The 2025 FHA floor is $524,225 for a one-unit home, with higher limits in high-cost counties. We confirm the exact limit for the county you are buying in.
Can I use an FHA loan for an investment property?
No. FHA loans are for primary residences only. If you want to buy a rental, we would look at conventional or DSCR/investor financing instead.

Other programs

Purchase

Conventional Loans

The flexible standard for buyers with steady income and solid credit.

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Purchase

VA Loans

Zero-down financing earned by veterans, active-duty service members, and spouses.

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Specialty

Jumbo & High-Balance Loans

Financing for higher-value homes above conventional loan limits.

Learn more

Let’s find the loan that fits your situation.

Apply online in minutes, or call and talk it through.

Get Started(602) 290-0897