The most flexible major loan program in the country. 3.5% down minimum, credit scores from 580, and stackable with California DPA and Hometown Heroes-style programs. We close FHA every week for first-time buyers, move-up buyers, and refinance clients.
3.5% down, flexible credit guidelines. Up to 6% seller-paid closing costs allowed. Layers cleanly with state and county DPA programs. Often the most affordable path for first-time buyers in California and New Jersey.
Lower your FHA rate fast. No appraisal in many scenarios, reduced documentation, and credit qualification overlays are minimal. Available for existing FHA borrowers with on-time payment history.
Up to 80% LTV cash-out. Convert equity to cash for renovation, debt consolidation, or investment. Available even on a non-FHA first mortgage to refinance into FHA financing.
Up to ~$35,000 in renovation rolled into the purchase. Cosmetic and minor repairs (paint, flooring, kitchens, baths, roofing, HVAC). Cleanest path for first-time buyers who want a move-in-ready home with light updates.
Major renovation, structural work, additions. No dollar cap (within loan limits). Required for major rehabs, foundation work, room additions, or properties that don't meet FHA Minimum Property Standards as-is.
Roll energy improvements into the loan. Solar, insulation, windows, HVAC. EEM cost is typically excluded from DTI calculations because energy savings offset the payment.
FHA layers with almost every state DPA. CalHFA MyHome, GSFA Platinum, Forgivable Equity Builder, NJHMFA First-Time Homebuyer DPA, NCHFA, IHDA, Texas TDHCA, Florida Hometown Heroes, all stack on FHA.
Manual underwrite paths. When the automated approval comes back with conditions, we have manual underwriting paths that look at the full picture, compensating factors (reserves, rent history, stable employment).
FHA financing for permanently affixed manufactured homes. Single and double-wide eligible with proper foundation, HUD tags, and engineering certification. Subject to property-specific overlays.