Category: fico credit scores
what does your credit need to be to buy a house in ky?
When it comes to financing a home a buyer is faced with the decision of what type of loan they want. The two most common choices are FHA or Conventional. Both have their advantages and disadvantages. Follow the chart below to see which one is a fit for you!
For more information on homes available for FHA or Conventional
Which Loan is better for you?
Kentucky FHA Loans are good for borrowers who have the following:
• Credit scores less than 680.
• Less than 5% down payment and no reserves to use.
• Borrowers with past foreclosures between 3 and 7 years old.
• Borrowers with past short sales between 2 and 4 years old.
• Borrowers who need a gift for the down payment and/or closing costs, prepaid taxes and
The FHA Mortgage Insurance premium is a premium that exists for the FHA Loan that is
paid up front and monthly by the homebuyer. This premium protects the lender should the
buyer default. They vary per state and per type of loan Kentucky home buyers qualify for. In Kentucky, upfront mortgage insurance premiums are 1.75%.
Below are the rates per type of loan:
• 15-Year Fixed with down payment more than 10%: .45%
• 15-Year Fixed with down payment less than 10%: .70%
• 30-Year Fixed with down payment more than 5%: .80%
• 30-Year Fixed with down payment less than 5%: .85%
Kentucky Conventional loans are usually reserved for the following:
• Credit scores greater than 680
• Greater than or equal to 5% down payment with reserves
• Borrowers with past foreclosures over 7 years old.
• Borrowers with past short sales between 5-7 years old.
• Borrowers who have a lot of money saved up and want to get rid of mortgage insurance within the first 5 years give or take. 20% equity position is needed for no mi
The biggest difference between conventional loans and FHA loans comes down to the mortgage insurance. Mortgage insurance is more expensive for FHA loans, but the trade off is a lower fixed rate than conventional loans.
On Conventional loans there is no upfront mortgage insurance like FHA, and if you have a high credit score you can possibly get a lower monthly mi premium as compared to FHA where everybody gets the same mortgage insurance premium not matter your credit score or down payment.
Lastly, FHA Mortgage insurance is for life of loan, whereas Conventional mortgage insurance or pmi it’s called, is discontinued once you reach the 80% threshold equity position of your home loan.
Again, I would not get too caught in FHA having mortgage insurance for life of loan, because most loans are only kept open a minimum of 5-7 years so a lot of times it may make sense to go with the lower rate and pay the mortgage insurance with FHA because most people don’t hold their mortgage for 30 years.
You can call or text me with your questions and we can compare the differences based on your credit score, down payment and income.
Equal Housing Lender. NMLS#:57916 http://www.nmlsconsumeraccess.org/Rates, terms, and program information are subject to change without notice. Subject to certain approvals, terms and conditions. This is not a commitment to lend.
Not part of any government lending agency and only lending in the State of Kentucky.
Looking at FHA loans vs Conventional loans can arm you with a lot of valuable information as these are the 2 most popular mortgage loan products today. Before getting to the content let’s look at some abbreviations that will need to be defined.
- PMI stands for Private Mortgage Insurance
- MIP stands for Mortgage Insurance Premium
- Credit Scores are a numerical measure of your credit worthiness, the maximum score is 850
- Debt-to-Income Ratio measures your monthly income versus your monthly obligations. A good rule of thumb is to try to be below 45%
FHA Loans vs Conventional Loans
Conventional Mortgage Benefits
- Minimum Down Payment is 5%
- Maximum loan amount is $424,100
- 20% down payment preferred to avoid PMI
- No upfront PMI
- 3% Down Payment Conventional Loan Option is available
- Mortgage Insurance is cheaper on a Conventional Loan at .51%
- PMI expires once principal balance is less than 78%
- Houses do not have to be owner-occupied (so they can be used at rentals)
- Can purchase any condominium and townhome (no FHA regulations)
Conventional Mortgage Disadvantages
- Significant upfront investment (20% down preferred)
- Credit score of 620 required
- No Down Payment Assistance
- Down Payment must be at least 5% unless you qualify for a 3% conventional mortgage
- Harder to Qualify for a Conventional Mortgage
- No government inspection so the home can be in any quality
- Only a portion of a down payment can be a gift
- Interest rates are higher than FHA loans
Most of the disadvantages of conventional mortgages stem around qualifications and resources needed upfront. If a borrower has significant resources most of these disadvantages are of little consequence.
FHA Loan Advantages
The major advantage to going with an FHA loan is that there are much more lax credit standards you have to meet to obtain financing. Usually, FHA mortgages require a lower down payment, can work with lower credit scores, less elapsed time is needed if you have some credit problems (charge-offs, foreclosures) and you can use a non-occupant co-borrower or co-signer (who is a relative) to help you qualify for the loan. That way you can use blended ratios. Blended ratios are debt-to-income ratios that equally blend or combine the primary borrower’s income and the non-occupant co-borrower’s income and monthly payments to help get approval for the loan. Except for HomeReady (formerly Fannie Mae HomePath) mortgages, conventional loans do not allow you to use a non-occupant co-borrower.
- Government-backed program. Ideal for first-time home buyers
- Easier to obtain, lower credit scores needed and lower minimum down payment
- Down Payment minimum is 3.5%
- All of down payment can be a gift
- Down Payment Assistance Available (in some circumstances)
- No reserves required
- Minimum credit score is 580 (for 3.5% down payment)
- Home has to meet a minimum condition to be approved for FHA so there are less potential upfront repairs needed
- Lower interest rates than conventional mortgages
FHA Loan Disadvantages
- FHA loans require the owners to live in the home
- Mortgage Insurance Premium required if borrowers put down less than 10%
- Private Mortgage Insurance monthly cost is higher for FHA loans
- Government Licensed Inspector required to inspect home before sale can be approved
- FHA maximum loan limit is $271,050
- Condominiums require FHA approval
- FHA Loans take longer to process because of government requirements and all mandated repairs have to be completed before sales can be finalized
Most of these disadvantages involve extra requirements or limits added to the process of the house (see Pros and Cons of FHA Loans). Some of these might not be disadvantages depending on one’s personal situation, but they are extra steps to note. Since FHA mortgages are a government program, more care and consideration goes into the process, which may be better in some situations.
Compare and Contrast FHA loans vs Conventional loans
There are four important numbers in deciding which loan you will go with: credit scores, down payment amount, debt-to-income, and mortgage insurance percentage rate. Conventional mortgages and FHA home loans have different limits and rates which are important to examine. They also have important differences which affect the availability of properties, the condition of the properties one wishes to buy and how your down payment can be paid. So comparing FHA loans vs Conventional loans can sometimes be a tricky endeavor.
Down Payment Requirements
- Conventional Mortgages require between 5 and 20% upfront
- In certain circumstances, down payments can be as low as 3% (Conventional 97 loan program)
- FHA Mortgages have 2 possibilities
- If Credit Score is 500-579 then 10% down payment is required (not all lenders will even go down this low)
- If Credit Score is 580+ then 3.5% down payment is required
- Conventional Mortgages’ maximum debt-to-income ratio is 43% (hard cap)
- FHA Mortgages’ maximum debt-to-income ratio is 45%
- Soft cap as in certain circumstances this can be adjusted up to 50%
Mortgage Insurance Premium Rates
- Conventional Mortgages PMI rate is .51% PMI
- FHA Mortgages
- If Down Payment is 10% or more the percentage is .80% MIP
- If Down Payment is less than 10% the rate is .85% MIP.
Credit Score Minimum Requirement
- Conventional Mortgage minimum credit score
- Most lenders will require between 620 and 640
- Some lenders it will be as high as 700
- FHA Mortgage minimum credit score
- Credit Score is a minimum of 500 if putting 10% down
- Credit Score is a minimum of 580 if not
These four numbers are important to know and will affect one’s decision to pursue a particular type of home loan. Knowing your combination of numbers as you are looking to buy a house will help buyers find the best loans for their particular situation.
- All sellers will take conventional mortgages and some sellers will not take FHA Loans
- People looking for short-sells won’t take FHA because FHA has a longer closing process.
- If sellers know there are FHA repairs that are needed in order to sell their house, they will not always accept FHA financing.
Thus, if one is wanting a low-risk transaction then the FHA home loan route is a better option to pursue, even though it limits your options for homes that you might wish to buy. If one is looking to fix-up a house and raise its equity quickly then a conventional loan is going to be more beneficial because there are no requirements as to the condition of the house and it’s occupied status.
Down Payment Gifting
- Making the Down Payments (Assistance and Gifts)
- Conventional mortgages have no assistance but can be partially fulfilled with a gift
- FHA Mortgages have loans and assistance programs available and the whole down payment can be fulfilled with a gift
In this article, we have given you the basic parameters of FHA loans vs Conventional loans. The conventional loans are for people who have a better financial track record and can handle a larger upfront cost. Because of PMI, conventional loans are cheaper in the long run if you can put enough of a down payment to get rid of PMI. However, there are no down payment assistance programs to help you reach that goal. FHA loans are for people who are looking to build their investment and in some cases may not have a great financial track record. FHA loans have lower down payment requirements and many grants/forgivable loans to help people wanting to buy a first house in which to live for at least a few years. It is important to assess your situation and decide which mortgage is going to work better for your circumstances.
Both mortgages have a lot of benefits and drawbacks because they are designed for people with different needs. This article has hopefully helped you to get a basic understanding of the different terms and conditions of different mortgage packages when looking at FHA loans vs Conventional loans. Home buying can be an emotional roller coaster and the knowledge in this article will help you navigate the various emotional struggles of home buying.
The Big Change with the Removal of Tax Liens and Judgments
Believe it or not there is a lot of sarcasm in the title because the change is expected to be minuscule. However, our mortgage professional hot line has been ringing off the hook with our referral sources want to know anywhere from how much the scores will go up, to, if the lending criteria will change to offset the increases. Therefore, let me provide the full scoop so we are all very educated on the subject.
This all went in to effect on July 1st, 2017. As of that day all judgments and tax liens that were existing already or to be added in the future must pass THREE of FOUR of the most detailed, scrutinizing audits known to mankind. The first one makes me shudder; these public records must have your Name! Crazy, right? Next, your SS#! It gets deeper from there, next, your address and yes, finally, even your DOB! Do I live in coocoo land? In what world isn’t this just the basic information one should need to even consider starting to report a tax lien or judgment? And you only need THREE of them, so we can just throw out something trivial like your NAME after all.
In all seriousness, what does this actually equate to when it’s all said and done? It definitely varies from which source has conducted what survey. I’ve researched anywhere from 2% of credit reports being impacted at an average of 15 points to Vantage’s recent release of 6% of reports being impacted with an average of 10 points. Either way, it’s not worth much time thinking about it unless you want to think of the laughable situation that this took forever to pass and the final criteria was the most basic 3/4 things you should possible ever have to begin with in the first place.
In this credit specialist’s opinion which nobody seems to want talk about, I foresee many scores going down due to this! This has to do with credit score card calculations. It’s an advanced subject, but in a nutshell, your score to a degree is based on other people in a similar situation as you, therefore if you are with people with tax liens your score range is within that score card. Remove the lien, BUT don’t fix anything else (which is what this is), now you are with people with no tax liens putting yourself in a more difficult bracket. Call us for a better explanation, it’s certainly more interesting than this Big Change! Most importantly however, this allows us to work religiously on any of your turn downs.
Believe it or not there is a lot of sarcasm in the title because the change is expected…
Interest rates are typically based on the answers to these questions:
How Good Is Your Credit Score?
The most widely used score is the FICO score, the credit score created by Fair Isaac Corporation. Lenders use the FICO Score to help them make billions of credit decisions every day. Fair Isaac calculates the FICO Score based solely on information in consumer credit reports maintained by the credit reporting agencies.
FICO credit scores range from 300 to 850. That FICO Score is calculated by a mathematical equation that evaluates many types of information from your credit report, at that agency. By comparing this information to the patterns in hundreds of thousands of past credit reports, the FICO Score estimates your level of future credit risk.
With the top end of the credit score being 850, anything above about 720 is considered excellent. Some local lenders set 740 as the benchmark for their preferred interest rates. Having a lower credit score DOES NOT mean you will not get a loan. You may qualify BUT your interest rate will be higher than someone with better credit.
Disclaimer: No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant’s eligibility and market conditions. Refinancing an existing loan may result in total finance charges being higher over the life of a loan. Reduction in payments may reflect a longer loan term. Terms of any loan may be subject to payment of points and fees by the applicant Equal Opportunity Lender. NMLS#57916http://www.nmlsconsumeraccess.org/
— Some products and services may not be available in all states. Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates, terms and conditions are subject to change without notice. The content in this marketing advertisement has not been approved, reviewed, sponsored or endorsed by any department or government agency. Rates are subject to change and are subject to borrower(s) qualification.
Recent studies suggest that home buyers with low credit scores and high debt-to-income ratios may have an easier time qualifying for financing.
Senior Loan Officer
Recent studies suggest that home buyers with low credit scores and high debt-to-income ratios may have an easier time qualifying for financing.
New loans for borrowers with FICO scores reaching as low as the 400s jumped from 21.9 percent in 2009 to 29.7 percent last year, according to the study. FICO scores range from 300 to 850.
From January to March of this year, borrowers who were approved for FHA loans—which offer low down payment options for first-time home buyers—had an average credit score of 672, according to FHA data. During that same period in 2011, the average credit score for an FHA borrower was 701. FHA borrowers also have had higher debt-to-income ratios in recent years. Debt-to-income ratios measure monthly household income against other debt, such as credit cards, auto loans, and personal loans.
Between January and March, about a quarter of FHA borrowers had a DTI of more than 50 percent, FHA data shows. In 2013, only 12.7 percent of FHA borrowers had such a debt load.
Joel Lobb Senior Loan Officer
American Mortgage Solutions, Inc.10602 Timberwood Circle Suite 3Louisville, KY 40223phone: (502) 905-3708Fax: (502) 327-9119Company ID #1364 | MB73346EThis website is not an government agency, and does
not officially represent the HUD, VA, USDA or FHA or any other government agency.Disclaimer: No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant’s eligibility and market conditions. NMLS#57916 http://www.nmlsconsumeraccess.org/. The content in this marketing advertisement has not been approved, reviewed, sponsored or endorsed by any department or government agency. Rates are subject to change and are subject to borrower(s) qualification.