Minimum scores by loan type (Conventional, FHA, VA, USDA & Jumbo)
Typical score minimums by program—and what lenders actually weigh beyond score, like down payment, DTI, reserves, and recent credit history.
Quick table: typical minimums
| Loan type | Typical minimum score | Notes |
|---|---|---|
| Conventional | ~620 | Pricing improves with higher scores and lower LTV. |
| FHA | 580 (3.5% down) / 500–579 (10% down) | Lender overlays can be higher. |
| VA | No official minimum (many lenders use 580–620) | Entitlement, residual income, and overlays apply. |
| USDA | ~640 for automated approvals | Manual underwrite possible below, with strong compensating factors. |
| Jumbo | ~700+ | Varies widely by investor, LTV, and reserves. |
These are common guideposts, not guarantees. Programs and lender overlays change—confirm with your loan officer.
Conventional
Conventional loans often start around 620 minimum score. Pricing and eligibility improve with higher scores and lower LTV. Expect tighter requirements for condos, multi-units, and higher DTIs.
- More weight on credit depth and utilization trends.
- PMI cost drops with higher scores and bigger down payments.
FHA
- 580+ → minimum 3.5% down.
- 500–579 → typically 10% down, with stronger documentation.
- Overlays vary—some lenders set higher internal minimums.
FHA can be friendlier to lighter credit histories, recent credit events (after waiting periods), and higher DTIs (within caps).
VA (for eligible service members/veterans)
The VA program doesn’t publish a single minimum score; many lenders use internal floors (often 580–620), plus residual income guidelines and overall file strength.
USDA (rural/eligible areas)
Automated approvals often favor ~640+. Below that may still work with a manual underwrite and strong compensating factors (stable income, low DTI, solid reserves). Income and property eligibility rules apply.
Jumbo & Non-QM
Investor requirements vary widely. Many jumbo programs look for 700+ and strong reserves, especially at high loan amounts or LTVs. Non-QM products can allow alternative documentation but usually price higher and require bigger down payments.
Beyond the score (what else matters)
Key drivers
- LTV (down payment size)
- DTI (monthly debts vs income)
- Reserves (months of
PITI) - Property type & occupancy
Recent history
- Late payments/collections
- Bankruptcies/foreclosures (seasoning rules)
- Rapid score changes (utilization spikes)
A slightly lower score can work with compensating factors (bigger down payment, lower DTI, more reserves).
Which score counts?
- Mortgage lenders pull a tri-merge (three bureaus). The decision score is usually the middle score.
- For two borrowers, most lenders use the lower middle of the two.
- Mortgage models can differ from apps (older FICO versions vs Vantage scores).
Next steps
- Estimate a budget in the Home Affordability Calculator.
- Preview monthly cost with the Mortgage Payment Calculator.
- Download the pre-approval docs checklist (PDF) and start gathering items.
Disclaimer: Educational info only; lender overlays and program rules vary by investor and state.