FHA loans
Built for real life, not perfect credit.
3.5% down with real credit flexibility, underwritten to FHA's actual guidelines instead of a bank's tougher house rules. Pair it with our assistance grants and the down payment can be covered entirely.
Program snapshot
FHA at a glance
- Down payment
- 3.5%
- Credit score
- often from 580
- Gift funds
- 100% allowed
- Seller credits
- up to 6%
- Occupancy
- primary, 1 to 4 units
Program guidelines, not an offer or approval. Lender requirements vary and your terms depend on the full application.
What makes FHA worth a look.
The most forgiving major loan program, and the one where lender choice changes the answer most.
3.5%
down payment
A reachable down payment
3.5% down with room for every dollar of it to come from a gift or from down payment assistance.
- Gift funds can cover the whole down payment
- Pairs with our DPA grants up to 3.5%
- Seller can credit up to 6% toward costs
real
credit flexibility
Judged by the actual rulebook
FHA was built for imperfect credit, but many banks quietly add their own tougher rules on top. We route your file to lenders that underwrite to the actual FHA guidelines.
- Scores from 580 with many of our lenders
- Higher debt ratios possible with strong approval
- Recent credit events are not automatic denials
assumable
a hidden asset
Your rate can transfer
FHA loans are assumable. If rates are higher when you sell, a qualified buyer can take over your loan and its rate, which can make your home more valuable to them.
- Future buyer can assume your rate
- Subject to lender qualification
- A selling point most owners forget
The brokerage difference
On FHA, the lender you pick decides the answer you get.
Minimal overlays
Overlays are the extra rules a lender stacks on top of FHA's actual guidelines, like demanding a 640 score where FHA allows less. They are why the same buyer gets a no at one bank and a yes somewhere else. We match your file to the lender whose rulebook fits it.
Dozens of lenders, one application
FHA pricing and flexibility vary lender to lender more than borrowers realize. One conversation with us puts your scenario in front of our whole wholesale network, hundreds of programs deep.
DPA built in, not bolted on
We run FHA and down payment assistance under one roof, so the grant and the loan are structured together from day one instead of duct-taped at the end.
First-time speed
FHA files carry a reputation for being slow. Ours are not. Wholesale lenders compete on turn times, and an experienced team keeps the appraisal and paperwork moving so your contract date holds.
From application to keys.
- 1
Tell us your scenario
Two minutes online. No credit pull, no documents yet.
- 2
We find your yes
Your file goes to the lenders whose guidelines actually fit it, with down payment assistance layered in if it helps.
- 3
Close on schedule
One team from application to keys, with wholesale turn times that keep tight contracts on track.
The quick eligibility check.
- Credit flexibility, often from 580
- 3.5% down
- Primary residences, 1 to 4 units
- Gift funds cover the whole down payment
- Seller credits up to 6%
- Higher debt ratios possible
Need help with the 3.5%? Our down payment assistance grants reach 3.5% of the purchase price, which can cover it entirely.
Straight answers
Is FHA only for first-time buyers?
No. Anyone buying a primary residence can use FHA. It is popular with first-time buyers because of the low down payment and credit flexibility, but repeat buyers use it every day.
What credit score do I need?
FHA's own guidelines allow 3.5% down with scores from 580, and many of our lenders follow that actual rulebook instead of adding tougher overlays. Approval always depends on the full picture, so the honest answer is: ask us, it takes two minutes to check.
What about mortgage insurance?
FHA has an upfront premium that is usually financed into the loan and a monthly premium that, at minimum down payment, stays for the life of the loan. That is the trade for the flexibility. We always price FHA against conventional side by side so you pick with eyes open, and if your situation changes later you will have options.
Can I pair FHA with down payment assistance?
Yes, and it is one of the strongest combinations we offer. Our grant options reach 3.5% of the purchase price, which covers the standard FHA down payment entirely. See the down payment assistance page for how the structures work.
Are FHA loans harder or slower to close?
Not with the right team. The FHA appraisal includes extra safety checks on the property, and the paperwork is particular, but none of that has to cost you time. Our files close on normal purchase timelines.
Two minutes. No obligation. Real numbers.
Find out what FHA looks like when it is underwritten by the actual rulebook.
Guthix Lending • NMLS# 2672037 · We are not affiliated with or acting on behalf of FHA, HUD, or any government agency. Program terms are subject to change and to credit and property approval. Credit score and debt ratio allowances vary by lender, and loan assumptions require lender qualification. Mortgage insurance applies. Not all borrowers will qualify. This is not a commitment to lend or an offer of specific terms.