Typical FHA credit-score floors, 580 vs 500–579 with more down, and how we review your file. The 2 Mortgage Guys at Luminate Bank, nationwide.
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FHA guidelines allow credit scores as low as 580 for the popular 3.5% down option, and 500–579 with at least 10% down. Lender overlays can be higher — so your real minimum depends on the full file.
HUD sets the floors. Lenders set the overlays. Here is how both usually work.
Small credit moves can change whether you need 3.5% or 10% down — and how clean underwriting feels.
The score is one input — not the whole decision.
Apply now, wait 30–60 days, or shift programs — we model the trade-off in dollars.
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Related guides to help you compare options and move toward pre-approval.
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We will pull your scores, flag overlays, and tell you whether to apply now or rebuild for a better payment.