FHA Loans Nationwide
Buy or refinance with as little as 3.5% down and a 580 credit score. FHA loans are the most flexible path to homeownership — gift funds allowed, higher debt ratios accepted, and available on 1–4 unit homes in all 50 states.
- Just 3.5% down with a 580+ score (10% down from 500–579)
- Down payment & closing costs can come from gift funds
- More forgiving credit and debt-to-income guidelines
- Purchase, refinance, 203(k) renovation & streamline refi
- 1–4 unit primary residences · first-time and repeat buyers
Home Loan Application
FHA Loans — Key Facts (2026)
- What it is: A government-insured mortgage (backed by the Federal Housing Administration) built for lower down payments and more flexible credit.
- Down payment: 3.5% with a 580+ FICO; 10% with a 500–579 FICO. Gift funds allowed.
- 2026 loan limits: Floor $541,287 in most counties, up to a ceiling of $1,249,125 in high-cost areas (1-unit).
- Mortgage insurance: 1.75% upfront (financed) plus an annual premium (typically ~0.55%).
- Occupancy: Primary residence, 1–4 units. Purchase, refinance, renovation & construction options.
- Lender: CambridgeHomeLoan.com — FHA-approved direct lender since 1998, NMLS #1826020, lending in all 50 states.
FHA basics
What is an FHA loan?
An FHA loan is a mortgage insured by the Federal Housing Administration and issued by an FHA-approved lender. Because the government insures part of the loan, lenders can offer lower down payments, more forgiving credit requirements, and higher debt-to-income limits than most conventional loans. That makes FHA one of the most popular options for first-time buyers, buyers rebuilding credit, and anyone who wants to keep more cash in the bank. FHA loans are available on 1–4 unit primary residences in every U.S. state and can be used to buy, refinance, or renovate a home.
| Backed by | Federal Housing Administration (government-insured) |
| Minimum down | 3.5% (580+ FICO) · 10% (500–579 FICO) |
| Credit score | 580 typical minimum for 3.5% down |
| 2026 loan limits | $541,287 floor – $1,249,125 ceiling (1-unit) |
| Mortgage insurance | 1.75% upfront (financed) + annual premium (~0.55%) |
| Occupancy | Primary residence, 1–4 units |
| Where | All 50 states — nationwide |
2026 limits
2026 FHA loan limits
FHA sets the maximum loan amount by county each year based on local home prices. Most of the country uses the national "floor," while expensive metros use higher limits up to the "ceiling." Alaska, Hawaii, Guam, and the U.S. Virgin Islands allow higher maximums for construction costs.
| 2026 FHA limit (1-unit) | Amount | Applies to |
|---|---|---|
| Floor (low-cost areas) | $541,287 | Most U.S. counties |
| Ceiling (high-cost areas) | $1,249,125 | Expensive metros |
| Special exception | $1,873,687 | AK, HI, Guam, USVI |
Limits are higher for 2–4 unit properties and vary by county. We confirm the exact FHA limit for your county at application. Figures reflect 2026 FHA limits.
Requirements
FHA loan requirements (2026)
| Credit score | 580+ for 3.5% down; 500–579 requires 10% down |
| Down payment | As low as 3.5% · gift funds from family allowed |
| Debt-to-income (DTI) | Typically up to 43%, higher with compensating factors |
| Mortgage insurance | 1.75% upfront MIP (financed) + annual MIP (~0.55%) |
| Employment/income | Steady, verifiable income; 2-year history preferred |
| Property | 1–4 unit primary residence meeting FHA condition standards |
Mortgage insurance
How FHA mortgage insurance (MIP) works
FHA loans include two mortgage insurance premiums. The upfront MIP is 1.75% of the base loan amount and is almost always financed into the loan, so you pay nothing extra at closing — on a $300,000 loan that is about $5,250 added to the balance. The annual MIP (typically about 0.55% of the balance) is split into 12 monthly payments and included in your mortgage payment. With less than 10% down, annual MIP generally stays for the life of the loan; with 10% or more down it can drop off after 11 years. Many borrowers later refinance out of MIP into a conventional loan once they have enough equity.
How they compare
FHA vs. Conventional loans
| Feature | FHA Loan | Conventional Loan |
|---|---|---|
| Minimum down | 3.5% | 3% – 5% |
| Minimum credit | 580 (500 with 10% down) | 620+ |
| Debt-to-income | More flexible | Stricter |
| Mortgage insurance | Upfront + annual MIP | PMI, cancellable at 20% equity |
| Gift funds | Allowed for full down | Allowed (some limits) |
| Best for | Lower credit / low down | Strong credit / 20% down |
General comparison for 2026; program terms vary by borrower, property, and lender. Not a commitment to lend.
Programs
FHA loan programs we offer nationwide
| FHA Purchase | 3.5% down, 580+ credit, 1–4 unit primary homes |
| FHA 203(k) Renovation | Finance the home plus repairs/remodel in one loan |
| FHA Streamline Refinance | Lower your rate with reduced docs — no new appraisal in many cases |
| FHA Cash-Out Refinance | Tap equity up to FHA limits |
| FHA One-Time-Close Construction | Build and finance with a single FHA loan |
| First-Time Buyer FHA | Down payment assistance pairing where available |
Free tool
FHA payment calculator
Estimate your FHA loan amount and monthly payment, including the financed upfront MIP and monthly mortgage insurance. Illustrative only; taxes and homeowners insurance are not included.
Your purchase
Illustrative only; not a commitment to lend. Excludes property taxes, homeowners insurance, and HOA. Upfront MIP is financed into the loan. We confirm your county limit, rate, and MIP at application.
Apply in minutes
Apply for your FHA loan — nationwide
Fast pre-qualification, low down payment, and FHA experts in all 50 states. Start your application below — or call (800) 826-5077.
Home Loan Application
Who it is for
Who qualifies for an FHA loan?
FHA is ideal for first-time buyers, buyers with limited savings, and anyone rebuilding credit. You can qualify with a 580 score and 3.5% down, use gift funds from family for the down payment, and carry a higher debt load than conventional guidelines usually allow. FHA also works for repeat buyers moving into a new primary residence, and for owners of 2–4 unit homes who plan to live in one unit and rent the others.
- First-time and repeat home buyers
- Credit scores as low as 580 (500 with 10% down)
- Buyers using gift funds for the down payment
- House-hackers buying 2–4 unit homes to live in one unit
- Homeowners refinancing to a lower rate via FHA Streamline
Coverage
FHA loans available in all 50 states
CambridgeHomeLoan.com is an FHA-approved direct lender serving buyers nationwide. Wherever you are purchasing or refinancing, we confirm your county's FHA loan limit and structure the loan around your credit, income, and goals — from a first condo in a low-cost county to a 1–4 unit home in a high-cost metro.
Answers
FHA loan FAQ
How much down payment do I need for an FHA loan?
As little as 3.5% with a credit score of 580 or higher. With a score between 500 and 579, the minimum is 10% down. The down payment can come from your own funds or a gift from family.
What credit score do I need for an FHA loan?
580 is the typical minimum for 3.5% down. Scores from 500 to 579 can still qualify with 10% down. FHA is more flexible than most conventional programs.
What are the 2026 FHA loan limits?
For 2026 the single-unit floor is $541,287 in most counties and the ceiling is $1,249,125 in high-cost areas. Alaska, Hawaii, Guam, and the U.S. Virgin Islands go up to $1,873,687. Limits are higher for 2-4 unit homes.
What is FHA mortgage insurance (MIP)?
FHA charges a 1.75% upfront premium (usually financed into the loan) plus an annual premium of about 0.55% paid monthly. With less than 10% down, annual MIP generally lasts the life of the loan; many borrowers later refinance into a conventional loan to remove it.
Can I use an FHA loan for a multi-unit property?
Yes. FHA finances 1-4 unit primary residences. You can buy a duplex, triplex, or fourplex, live in one unit, and rent the others.
Are FHA loans only for first-time buyers?
No. FHA is popular with first-time buyers but is available to repeat buyers too, as long as the home will be your primary residence.
Is CambridgeHomeLoan an FHA lender nationwide?
Yes. We are an FHA-approved direct lender (NMLS #1826020) helping buyers purchase and refinance in all 50 states.
Can I refinance my current FHA loan?
Yes. The FHA Streamline Refinance can lower your rate with reduced documentation and, in many cases, no new appraisal. FHA cash-out refinancing is also available up to FHA limits.
Keep exploring
Related home loan programs
© 2026 CambridgeHomeLoan.com · NMLS #1826020 · 4830 W Kennedy Blvd, Tampa, FL 33609 · (800) 826-5077 · Equal Housing Lender. FHA loans are originated by CambridgeHomeLoan.com, an FHA-approved lender; this page is not issued by or endorsed by HUD or the FHA. Rates, MIP, loan limits, credit, down payment, and terms are for 2026, illustrative, subject to change without notice, and subject to borrower, property, and program qualification and underwriting approval. Loan limits vary by county and property type. This page is informational and does not constitute financial, legal, tax, or investment advice.