Low 3.5% down payment
Qualified borrowers with an FHA minimum decision credit score of 580 or higher may be eligible for maximum financing, generally 96.5% LTV on a standard purchase. Lender overlays may apply.
Trusted FHA guidance, from application to keys.
A smarter
path to FHA
homeownership
FHA loans can make buying or refinancing more attainable with a low down payment, flexible underwriting, renovation options, and compatibility with many down payment assistance programs.
Start your FHA journey today. No obligation, and this form does not perform a credit pull.
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WHY CHOOSE FHA
The perks that make FHA
loans a smarter path home
Insured by the Federal Housing Administration, FHA loans offer features that can help a wide range of owner-occupant buyers — not only first-time homebuyers.
Flexible credit requirements
FHA underwriting can be more accommodating of some credit histories than conventional financing. FHA permits 90% maximum LTV with scores from 500–579, though many lenders require higher scores.
Gift funds allowed
Eligible gift funds can help with the required investment and closing costs when properly documented and provided by an acceptable source under FHA rules.
Non-occupant co-borrowers
FHA permits eligible non-occupant co-borrowers in many situations, which can help some buyers qualify. The exact maximum financing and relationship rules depend on the scenario.
Competitive financing structure
FHA pricing and mortgage insurance can be worth comparing when credit, down payment, or debt-to-income makes conventional financing less attractive. The best fit depends on the full loan profile.
Assumable & refinanceable
Qualified buyers may be able to assume an existing FHA mortgage with servicer approval, and current FHA borrowers may have access to FHA Streamline refinance options when program requirements are met.
FHA LOAN OPTIONS
One program, many
ways to reach your goals
Whether you are buying your first home, renovating, or refinancing, FHA offers several financing paths that may fit your situation.
Most popular
FHA Purchase (203b)
The standard FHA mortgage for buying an eligible primary residence, with maximum financing generally available at 96.5% LTV for qualified borrowers.
FHA 203(k) Renovation
Finance an eligible home purchase or refinance together with qualifying renovation costs. FHA provides Limited and Standard 203(k) structures.
FHA Streamline Refinance
For an existing FHA-insured loan. Streamline refinances use reduced underwriting documentation and must satisfy FHA net tangible benefit requirements.
FHA Cash-Out Refinance
Eligible owner-occupants may be able to refinance and access home equity, subject to FHA cash-out LTV, occupancy, credit, documentation and seasoning requirements.
FHA Energy Efficient Mortgage
In qualifying cases, an FHA Energy Efficient Mortgage can include the cost of eligible energy improvements with FHA financing.
FHA Condo & Multi-Unit
FHA can finance eligible condominium units and 2–4 unit properties when the borrower occupies the property as a primary residence and program requirements are met.
DOWN PAYMENT ASSISTANCE (DPA)
You may need less cash
up front than you think
Many state, county, city and housing-finance programs can be paired with FHA financing. Depending on the program, assistance may cover part of the down payment, closing costs, or both.
Grants & forgivable loans
Some programs provide assistance that does not need to be repaid, or a subordinate loan that may be forgiven after program conditions are met.
Deferred second mortgages
Some programs use a 0% or low-payment second mortgage that becomes due when you sell, refinance, pay off the first mortgage, or reach another program trigger.
Closing cost help
Depending on the program, assistance may also be used toward eligible closing costs and prepaid items, reducing the cash a buyer needs at closing.
First-time buyer friendly
Many DPA programs target first-time buyers, while others allow repeat buyers. A common definition of first-time buyer is no ownership interest in a principal residence during the prior three years, but each program sets its own rules.
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See borrower ratings and reviews on Aaron's lender profile. Read My Zillow Reviews →
MEET YOUR LOAN OFFICER
A real person behind
your FHA options
Hi, I'm Aaron Lietz. I'm a licensed Mortgage Loan Originator with Cornerstone First Mortgage, and my job is to make the financing side of buying a home easier to understand — especially when credit, down payment, closing costs, or assistance programs make the scenario more complicated.
My background includes mortgage lending and consumer financial consulting, so I am used to looking at the whole picture: credit, debt, cash-to-close, monthly payment, loan structure, and the long-term goal — not just quoting a rate and disappearing.
Licensed Mortgage Loan OriginatorAaron Lietz · NMLS #2281291
FHA + first-time buyer focusedPurchase, refinance, renovation and down payment assistance guidance
Clear, hands-on communicationQuestions answered in plain English from application through closing
5-StarRated lender on Zillow
NMLS #2281291Licensed Mortgage Loan Originator
FHA + DPAHomebuyer financing guidance
CornerstoneCornerstone First Mortgage, L.L.C.
WHAT CLIENTS SAY
Guidance people remember after closing
Below are client testimonials previously published on Aaron's mortgage website. For current ratings and lender-profile reviews, use the Zillow link.
★★★★★“I worked with Aaron and his team on the purchase of my first home. I really appreciated his honesty and transparency throughout the mortgage process.”
Matt Gomez · First-time homebuyer
★★★★★“Aaron made this refinance easy. Everything he told me while applying was true, and he was always ready to answer questions and help with anything I didn't understand.”
Ron Little · Refinance client
★★★★★“I'm so happy to have this refinance past me and Aaron helped me the whole way through, step by step.”
Deloris Smith · Refinance client
FREQUENTLY ASKED QUESTIONS
FHA loans, explained clearly
What credit score do I need for an FHA loan?+
Under FHA's published credit-score rules, a minimum decision credit score of 580 or higher is required for maximum financing, while scores from 500–579 are limited to 90% LTV. Individual lenders may require higher scores, and approval depends on the complete file.
How much do I need for a down payment?+
For a standard FHA purchase, maximum financing is generally 96.5% LTV, which corresponds to a 3.5% minimum required investment. Eligible gifts, approved assistance programs and other permitted sources may help with the required funds, subject to documentation and program rules.
Is FHA only for first-time homebuyers?+
No. FHA is not limited to first-time homebuyers. It is generally designed for owner-occupied primary residences, and both first-time and repeat buyers can use FHA financing when they meet the program requirements.
What is FHA mortgage insurance?+
Most FHA mortgages have an upfront mortgage insurance premium and an annual mortgage insurance premium paid monthly. The amount and duration depend on the loan term, loan-to-value ratio and applicable FHA rules.
Can I use an FHA loan to refinance?+
Yes. FHA offers refinance options that can include Streamline, no-cash-out and cash-out structures, depending on your existing mortgage, equity, occupancy, documentation and the purpose of the refinance.
Can FHA work with down payment assistance?+
Often, yes. Many approved state and local assistance programs are designed to work with FHA first mortgages. The assistance provider, lender, property, borrower income, location and program rules all have to line up.
How do I know which FHA option is right for me?+
Compare the total monthly payment, cash to close, mortgage insurance, interest rate, closing costs, property requirements and how long you expect to keep the loan. The form above is designed to collect enough information for a more useful options review.
Official FHA sources: HUD Handbook 4000.1 · FHA Streamline Refinance