FHA, VA, and USDA Loan Options with 500 FICO Scores

Mortgage Options for Borrowers with Low Credit Scores

You’ll hear it from everyone you talk to. Your friends and family will all tell you that if you have a low credit score, purchasing a home is nearly impossible. If you are fortunate enough to get approved, they say, you’ll pay an outrageously high interest rate.

So why even try?

Because getting a affordable loan, even with a 500 FICO credit score, is possible.

While having a high credit score certainly makes the approval easier, it’s simply false to believe that you can not get a loan if you have a FICO score as low as 500. In fact, there are multiple options available from government agencies, including the FHA, VA, and USDA, that can help you get the affordable mortgage you deserve.

Let’s take a look at some of these options to help you start the path to home ownership.

Update: As of 2019, loans supported by the USDA (“USDA loans”) require a 600 credit score. Information on this article may be outdated. Please call our staff for further details.

Mortgage Options for Borrowers with Low Credit Scores

Federal Housing Administration

The Federal Housing Administration, or FHA, is a government agency that sets standards for lending and underwriting practices. In an attempt to help low-credit borrowers secure an affordable mortgage, the agency has made changes to the requirements. Previously, a score of at least 580 was required to make the minimum 3.5% down payment requirement.

With a new policy, lenders can lower the requirements down to a 500 FICO score. There is, however, an important requirement that these borrowers must meet: the 10% down payment.

FHA High Balance

With the high-balance option from FHA, you can secure a loan even if you have a 500 credit score. This option is available for 90% loan-to-value mortgages, so you’ll need to have a 10% down payment towards the property. There is also a program for 580 credit scores that only requires 96.5% loan-to-value and a 3.5% down payment. With this program, there are no restrictions on gift funds, and the loan is assessed using manual underwriting and non-traditional credit. W-2 programs are also available and manufactured home may be eligible for purchase.

FHA Streamlines

This is a useful program that can help if you have a low FICO score. With this option, there is actually no minimum FICO score if there have been no late payments in the past six months. Non-owner-occupied property is available for loans up to 125% of the property value, and odd or unique year terms are available. This program can be closed any day of the week.

FHA 203k Full

Like the high-balance program, this is available for 500 FICO scores but requires a 90% loan-to-value ratio. For 580 score it only requires 96.5% loan-to-value. For these loans, there must be a minimum total repair cost on the property of $5,000, and the maximum total repair cost is 50% of the “subject to” value, which is an appraised value. To qualify for this program, you’ll need a debt-to-income ratio at or below 45%. However, if your FICO score is 620 or higher, the debt-to-income can go as high as 49%.

U.S. Department of Veterans Affairs

The United States Department of Veterans Affairs, more commonly called the VA, is an important organization that provides healthcare assistance and benefits to eligible veterans and their families. The department also assists veterans with housing by insuring affordable and accessible financing options, giving lenders better incentives to make loans to veterans.

If you are a veteran and have a FICO score at 500, you will want to review the VA’s options, as they are often more flexible and forgiving when it comes to credit.

VA Limited

With the VA Limited program, you can actually receive 100% financing for your property, even if you have a 500 FICO score. This program has a cash-out of 100%, making it incredibly useful for our nation’s veterans who may be struggling with their credit. There is no restriction on gift funds, and manual underwriting is available. There are also options with non-traditional credit. With this program, there is a W-2 option as well. Veterans can exceed county loan limits up to $1.2 million, and manufactured homes may be available for purchase with this program.


The Interest Rate Reduction Refinancing Loan (IRRRL) is an important program for lowering interest rates by refinancing a traditional loan into a VA loan. If you are current during the month that the loan is closed, then there is no minimum requirement for FICO scores and no asset verification will be required. Non-owner-occupied property is acceptable for this program with financing up to 125% of the property’s value. Odd year terms are available, and you can close on any day of the month.

U.S. Department of Agriculture

The U.S. Department of Agriculture has a rural development program designed to help borrowers acquire financing for eligible homes in rural areas. These programs can be beneficial for people with low credit scores, and you don’t necessarily have to work in farming to qualify.

USDA Loans

With the USDA program, you can get 100% financing on a property even when you have a FICO score of 550. There is no down payment for qualified borrowers, but income limits may apply, as this program is intended for people with low to moderate incomes. To qualify, the property must be in a USDA-approved area, which is usually a rural location. Manufactured homes may be eligible for the program depending on the specifics of the house itself as well as the property.

USDA Streamlined-Assist

The USDA also offers a streamlined system with no minimum FICO requirements if there have been no late payments over the past 12 months. With this program, there are no loan-to-value restrictions, but it is only available on 30-year terms only. There is also a finance discount points option.

Helping You Get Approved, Even with Low FICO Scores

San Diego Purchase Loans is proud to assist borrowers who may be struggling with low credit scores. We can offer assistance on FHA, VA, and USDA loans, as well as programs to fit many different needs and budgets.

Our experienced team uses common-sense underwriting to increase your chances of getting approved, so contact us now to learn more!


“Hi Juliann and Chad, I wanted to take a moment and thank you guys for what would have been impossible for us to do without you. We wouldn’t have our keys in hand if it had not been for your help in navigating the financing, and Juliann’s perseverance in getting the rest of the players in the transaction to deliver. Out of everything, our interaction with your office has been a highlight – and your customer service has been beyond everything we’ve experienced in the real estate industry. Is there a way we can provide any reviews, ratings, testimonials, or other statements that can express to your potential future customers how much you guys do to make the customer’s life easy? Please let us know how we can share our great experience with you to the rest of the public. Whether we refinance this under a VA, or get in a bigger/better house in a few years, we’re not going to go anywhere else for financing. We are customers of yours as long as you are in business. Thanks again for getting us in a house!”

Excellent customer service – highly recommended!. I was referred to Chad by one of my friend. During our initial meeting, Chad walked me through the lending process and provided multiple ideas to start the home search. He got me pre-approved in couple of days. After looking for months, we finally liked a house but it was over our budget. He came up with an intelligent financing strategy and provided an excellent rate that let us purchase our new house. Chad and his team are patient, professional and always available – literally 7 days a week, 24×7. I can’t remember the last company I worked with that returned calls and emails in such a timely manner! I will happily recommend him to others.”

A very responsible and experienced professional with his highly effective team

I really enjoyed working with Chad Baker and the rest of the team. This was our first time buying a home in California and we started with unnecessary assumptions based on our previous experience as home-owners in a different state. Chad and his team were available throughout the whole process, explaining the state differences, answering all our phone calls and emails quickly and directly, and providing detailed weekly status reports so that all parties including agents knew exactly where we were in the process. Chad was very experienced and provided customized loan products for us to consider, which definitely facilitated our transaction. I recommend the Chad Baker team! ”

I hope you enjoyed reading this article. It's my goal to keep you updated with the latest real estate mortgage news. I'm proud to provide you with 100% original and unique content. Subscribe now to get high quality real estate mortgage content and articles delivered directly to your inbox. Chad Baker is Regional Manager for Cross Country Mortgage. Chad is consistently recognized in the top 1% of mortgage originators in the United States 2011-2019. Got a question for Chad? Call (858) 353-8331 or submit your question online