Kentucky First Time Home Buyer Loan Programs


Kentucky Mortgage Credit Score Requirements for a Mortgage Loan.

Different Kentucky mortgage programs like FHA, VA, USDA, and Fannie Mae Conventional loans have different credit requirements, and sometimes you can qualify with a credit score as low as 500 or in some cases no credit score. Lenders have credit overlays so keep that in mind. Even though USDA, FHA VA may say in the their guidelines they can do low scores and no scores, a lot of lenders will limit the credit score to 620 or higher. This is the current credit score that most Secondary Market lenders want. Scores go from 300 to 800 credit score range, and mortgage lenders use Fico Version 2, 4,5 respectively for Transunion, Equifax, and Trans union. with lenders taking the middle score. . 

As far as minimum credit requirements for Kentucky Mortgage Loan Approval.

Bankruptcy waiting period

  • Kentucky Conventional loan — You must wait four years from your discharge date after a chapter 7 or 11 bankruptcy, and two years after a chapter 13. The typical waiting period after a foreclosure is seven years, or three years if you have extenuating circumstances
  • Kentucky FHA loan — You must wait two years from your discharge date after a chapter 7, and one year after a chapter 13. There’s no waiting period after a chapter 11 bankruptcy. You must wait three years after a foreclosure
  • Kentucky VA loan — You must wait two years from your discharge date after a Chapter 7, and one year after a chapter 13. There’s no waiting period after a chapter 11. After a foreclosure, the waiting period is two years

Income and employment requirements to buy a house

For this reason, most lenders require 24 months of consecutive employment before approving a home loan application. This applies to self-employed mortgage borrowers, too, in which case you’ll provide your business and personal tax returns for the previous two years. Income statements must show consistent income over the previous 24 months, either remaining roughly the same or increasing.

There’s no minimum income to get a mortgage, but some loan programs have a max income limit.

Since a self-employed borrower’s income can fluctuate from year to year, mortgage lenders often average out their income over a two-year period, and then use this figure for qualifying purposes.

Be mindful, too, of possible income requirements for the type of loan you want. There’s typically no minimum income requirement, but some programs do have income limits. 

Buying a house also requires meeting down payment minimums.

With a conventional loan, you can expect to pay a minimum down payment between 3% and 5% of the purchase price. The minimum on an FHA loan, backed by the Federal Housing Administration, is 3.5%.

USDA and VA home loans do not have minimum down payment requirements. (Yes, that means you can buy a house with $0 down if you qualify.)

These days 20% down isn’t required. But some borrowers choose to put 20% down to avoid the monthly cost of private mortgage insurance (PMI).

That means if you’re making a low down payment of 3%, the total amount of money you need to save will be more like 5% to 8% of the sale price when upfront fees are added in.

If you’re having trouble saving money, you might qualify for a down payment assistance program. These programs provide funds in the form of grants or loans, which you can use to pay your down payment and/or closing costs. 

Kentucky Down Payment Assistance Programs
From first-time buyers to current homeowners, many state, county and local housing agencies offer affordable loan programs with Down Payment Assistance (DPA), subject to availability of funds and credit qualifying.


Down payment assistance can vary with single products or sometimes can be a combination of products such as Mortgage Credit Certificates (MCC), Grants, DPA’s along with closing cost assistance and low interest rates and fees that can help individuals and families become successful homeowners.


All borrowers must qualify for an underlying mortgage product according to the Housing Finance Agency authority (FHA, VA, USDA or Conventional). Housing loan programs are then layered on top to provide additional benefits. If eligible, the borrower can also add a down payment and closing cost assistance to their loan according to individual program guidelines.


What state are you in? I assume Kentucky? I will help you gather more information if this is something you want to look into. The general terms are below:
• Meet minimum credit score requirements 620• Meet income limits to $131,000 in major metro areas of Kentucky• Meet purchase price limits currently $336,000• Meet loan amount limits 

Welcome Home Grant $5,000

Eligibility Requirements

Homebuyer Eligibility

• Total household income must be at or below 80% of MRB income limits
• Homebuyers must contribute at least $500 of their own funds toward down payment and closing costs (60% of these
  funds may be received as a gift).
• Applicants do not have to be first-time homebuyers. However, all first-time homebuyers must complete a homebuyer
  counseling program.

Debt to Income Ratio Requirements

Your existing debts will have an impact on your qualified loan amount, and therefore your home buying budget.

High debts (like credit card debt, student loans, and other installment loans) can sometimes prevent qualifying for a mortgage. Low monthly debt, on the other hand, can help you afford a more expensive home.

Your mortgage lender will calculate your debt-to-income ratio (DTI) to determine your qualifying amount. DTI is the percent of your gross monthly income that goes toward minimum debt payments. 

Lenders look at the money left over after your regular debts are paid to see how much you can afford for a monthly mortgage payment.

An ideal DTI for different mortgage programs is as follows: 

  • 36-45% for a conventional loan with mortgage insurance. Higher with 20% downpayment to 50% debt to income ratio.
  • 55% for an FHA loan
  • 45% for a USDA loan
  • 41% for a VA loan

Some lenders allow higher ratios, though, if you have ‘compensating factors.’ These include an excellent credit score, a large down payment, or high cash reserves. 

Ideally, the mortgage payment on your new home shouldn’t exceed 31% to 43% of your gross monthly income.

Also note that your other homeownership costs — like homeowners insurance and property taxes — will be included in your debt-to-income ratio.

Kentucky Mortgage Pre-Approval Documents Needed

  • Tax returns, paystubs, and W-2s for the previous two years
  • Employment verification letter
  • Bank statements and information about other assets
  • Photo ID
  • Rental history
  • Year-to-Date Profit and Loss statement, if you’re self-employed

 hope this gives you some useful input to help guide your decision making. Give me a call if you have more specific questions! Thanks so much 😊

Joel Lobb (NMLS#57916)
Senior  Loan Officer
American Mortgage Solutions, Inc.10602 Timberwood Circle Suite 3Louisville, KY 40223Company ID #1364 | MB73346Text/call 502-905-3708
kentuckyloan@gmail.com

The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people. NMLS ID# 57916, (www.nmlsconsumeraccess.org). Mortgage loans only offered in Kentucky.All loans and lines are subject to credit approval, verification, and collateral evaluation and are originated by lender. Products and interest rates are subject to change without notice. Manufactured and mobile homes are not eligible as collateral.

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Home Loan Options for Kentucky First-Time Home-buyers in 2021


Kentucky FHA Mortgage Loans

Kentucky FHA loans are insured to give lenders a layer of protection if you default on the mortgage. They typically have competitive interest rates, smaller down payments and lower closing costs than conventional loans. A low credit score can still warrant only a 3.5 percent down payment down to a 580 credit score.

If the score is below 580, you will need a down payment of 10%

2 years removed from bankruptcy and 3 years removed from foreclosure

Clear Cavirs Alert Number (Delinquent with Government Debts)

2 year work history usually needed.

No need for rent verification unless credit scores are derogatory.

Collections usually don’t have to be paid, but if being garnished or sued with a judgement lien, typically will need to be paid.

Max debt to income ratio centered around 50% of your total gross monthly income divided by your monthly payment on the credit report along with new house payment.

Kentucky VA Home Loans

Kentucky Mortgage  loans is backed by the  VA guarantees home loans that help active military members, veterans and surviving spouses. VA loans don’t require a down payment or minimum credit score and no monthly mortgage insurance. This is one of the biggest benefits of VA loans is that they don’t require monthly mi, like FHA (.85. .80 or .45) , USDA (.35) and some Conventional Loans (varies on credit score and equity position or down payment or as lenders call it Loan to Value.

They offer 100% Financing, 2 years removed from bankruptcy or foreclosure, a clear CAVIRS, and must meet residual income requirements.

 

VA loans is the only type of mortgage loan offered in the Secondary Market (FHA, VA, USDA, Fannie Mae and Freddie Mac Conventional Loans) that has residual income requirements based on household size and state you live in.

What is residual income?

Residual income is the amount left over after you pay your monthly utilities on home, property taxes and home insurance, mortgage payment and the FICA/Medicare, Taxes for State and Federal, Health Insurance, 401k deductions and loans on credit report to include child support.

 

Kentucky Fannie Mae and Freddie Mac

They are government-sponsored entities that back home loans for low- and moderate-income families.

Down payments can be as low as 3 percent and monthly mortgage is relativity cheap if you have a high credit score (over 720) and at least 5% down payment.

One of the biggest advantages of conventional loans when you are putting down less than 80%,  is that the mortgage insurance is not for life of loan like, FHA, USDA has, and it has no upfront mortgage insurance premium like FHA (1.75% upfront mi premium) or VA (upfront mi premium from 2.15% to 3.6% depending on usage and loan type)

Kentucky USDA Rural Housing Loan
The U.S. Department of Agriculture, or USDA, focuses on homes in rural areas and guarantees the home loan. Borrowers don’t have to buy or run a farm.

A credit score of 640 or higher typically gets an applicant streamlined processing. A lower score is allowed but may require extra documentation about payment history.

Kentucky Rural Development Mortgage Guide

No Down Payment Required, Zero NADA! – Kentucky Rural Housing USDA loans allow someone to buy a home without putting any money down.
Lower Mortgage Insurance costs – Mortgage Insurance, is much lower on KY USDA loans than on FHA This can save you a lot of money.
30 year fixed Interest Rates for Kentucky Rural Housing Loans with no prepay penalty The interest rates are lower on USDA loans, which results in lower payments, and plenty of money saved over time.

How to Qualify for a Kentucky USDA Loan

Property Eligibility – The home you want to finance with a KY USDA loan must be an eligible property. The property must be located in a rural area which is generally defined to have the following characteristics: Under certain conditions, towns and cities with populations between 10,000 and 25,000. The USDA makes the eligibility determination, which may be verified at the following link: http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do.

Job History – Similar to all other mortgage loans, a two year employment history is required. You must show that you have been consistently employed for the past two years in order to qualify for Kentucky USDA financing; however in certain circumstances a small gap in employment may be permitted with a reasonable explanation. Additionally, if you have just completed schooling or military service and are newly employed but do not yet have a 2 year history, your income may also be eligible.

Income Limits – The Kentucky Rural Housing USDA program is intended to assist low and moderate-income Kentucky households, therefore to be eligible for a USDA loan, your household income may not exceed the moderate-income limits established for the specific county in which you are financing a home. you may view the eligibility requirements on this page of the USDA website:


New Income limits for most counties (*) in Kentucky are $90,200 for a household family of four and household families of five or more  can make up to  $119,300.



The Northern Kentucky Counties (***) of Boon, Kenton, Campbell, Bracken, Gallatin, and Pendleton are $99,500 for a household of four or less and up to $129,400 for a family of five or more.

USDA Eligible Areas in Northern Kentucky
Burlington
Hebron
Independence
Walton
Alexandria
Highland Heights
Cold Springs
Grant County
Owen County
Pendleton County

 

Remember,  the entire  Jefferson County and Fayette County  Kentucky counties are not eligible for USDA loans. Along with parts of the following counties Daviess (Owensboro), Mccracken (Paducah), Madison County, (Richmond), Clark County (Winchester), Warren (Bowling Green), Hardin (Fort Knox and Radcliff), Bullitt(Hillview, Maryville, Zoneton, Fairdale, Brooks), Franklin, (Frankfort), Henderson (Henderson City Limits), Christian County (Hopkinsville, Fort Campbell), Boyd County (Ashland city limits) and the most Northern Parts of Boone, Kenton, Campbell Counties of Northern Kentucky (Covington, Florence, Richwood, Hebron, Ludlow, Fort Thomas, Bellevue, Ryle, Beechwood, ) see  map below

DTI Ratio or debt to income ratios. One of the main criteria in determining if you will be approved or not is your debt-to-income ratio. While you must not make too much money, you also must not have too much debt. Your debt-to-income ratio is how much monthly debt you have (only those debts which show on your credit report are counted) compared to your qualifying income.

Credit Score – The minimum credit score for a Kentucky USDA Mortgage Loan goes down to a 581 credit score, however most loans get approved at 640 or higher .varies from lender to lender, but most want to see at least a 640 credit score for you to be approved.

Mortgage Insurance – USDA loans have their own version of mortgage insurance. It is called the “Guaranteed Fee” and works similarly to FHA loans which have an upfront and monthly mortgage insurance premium (MIP). With USDA loans, there is a 1.00% upfront guarantee fee which may be financed on top of your loan, and a 0.35% annual guarantee fee that is divided into 12 payments each year. The amount of your annual fee (paid monthly) adjusts each year and goes down as your loan balance does. Use our USDA calculator to get an idea of what your monthly payment will be

Kentucky Good Neighbor Next Door Mortgage Loan
This program sponsored by the U.S. Department of Housing and Urban Development helps law enforcement officers, firefighters, emergency medical technicians and K-12 grade teachers buy homes.

A 50 percent discount off a home’s listed price is available through the program in areas labeled “revitalization areas.” Buyers must commit to living in the home for at least 36 months.

Kentucky FHA 203(k) Rehab Loans

If a fixer-upper fits more easily into your budget, a Section 203(k) rehabilitation program loan that’s backed by FHA can help. It considers the value of the home after you’ve made improvements, and lets you borrow the money for these fixes, rolling it into your mortgage. The down payment can be as low as 3 percent!