Every Kentucky Loan Type. One Local Expert.

Whether you’re buying your first home, using down payment assistance, or rebuilding credit — there’s a program that fits. Compare them side by side before you commit.

🏠 FHA Loan

The go-to for first-time buyers and 580+ credit. Low down payment and flexible guidelines.

3.5% down · 580+ creditLearn More →

🎖 VA Loan

Zero down and no monthly mortgage insurance for veterans and active-duty service members.

$0 down · VA eligibleLearn More →

🌾 USDA Loan

100% financing for eligible rural and suburban Kentucky buyers within income limits.

$0 down · USDA areasLearn More →

🏛 KHC Assistance

Kentucky Housing down payment assistance for first-time and repeat buyers.

Up to $12,500 assistanceLearn More →

📈 Conventional

Best long-term value for stronger credit. PMI cancels at 20% equity, unlike FHA.

3% down · 620+ creditLearn More →

💰 Zero Down Options

Every route to buying with nothing down in Kentucky — VA, USDA, and KHC combos.

$0 down programsLearn More →

🌟 First-Time Buyers

All Kentucky first-time homebuyer programs compared in plain English.

Programs & grantsLearn More →

📊 Credit Scores

What score you actually need for each loan type in 2026 — and how to raise yours.

By loan programLearn More →

Getting a Kentucky Mortgage in 3 Simple Steps

No confusing paperwork trails. No surprise fees. A clear path from first call to keys in hand.

💬 Get Pre-Qualified

Free application review with same-day answers. We look at your credit, income, and goals — no cost, no obligation, no pressure.

📋 Compare Your Options

FHA vs. Conventional vs. USDA vs. KHC — run side by side with your actual numbers so you see the real payment before you commit.

🏠 Close & Get Your Keys

Guided from contract to closing — appraisal, title, and underwriting coordinated so you always know what happens next.

Watch: Kentucky Mortgage Guides

Straight answers from my YouTube channel — no jargon, no sales pitch.

▶ More videos on my YouTube channel →

Joel Lobb and family - Kentucky mortgage loan officer

Kentucky Local. Not a Call Center.

Hi, I’m Joel Lobb — a Kentucky dad who’s spent 20+ years helping families across all 120 counties buy their first home. When you call, you get me — not a phone tree. Questions on a Saturday morning? I answer.

1,300+ Kentucky families have trusted me with their mortgage — from Louisville to Lexington to the smallest towns in the state. Free application reviews, same-day pre-approvals, and honest answers about what you actually qualify for.

See What You Qualify For →

Kentucky FHA Mortgage Changes for 2025 Kentucky Home Buyers

- July 05, 2025

Kentucky FHA Mortgage Loans - Updated 2025 Guidelines | Joel Lobb

🔥 NEW: 2025 FHA Appraisal Updates in Effect!

June 27, 2025: HUD released Mortgagee Letter 2025-18 with streamlined FHA appraisal requirements. Faster approvals, less paperwork, and better alignment with conventional loans!

🎯 Top 5 Reasons Kentucky Families Choose FHA Loans

💰

Low Down Payment

Just 3.5% down payment required - much lower than conventional loans

📊

Flexible Credit

Minimum 580 credit score for 3.5% down, 500-579 for 10% down

🤝

Seller Paid Closing Costs

Sellers can contribute up to 6% toward your closing costs

💼

Flexible Income

Various income sources accepted with proper documentation

💑

Qualify Without Spouse

Can qualify individually even if spouse has poor credit

🆕 What's New: 2025 FHA Appraisal Changes

HUD's latest updates make FHA loans even more attractive for Kentucky homebuyers:

🚫 Eliminated: Remaining Economic Life requirements for appraisers
📷 Streamlined Photos: No more attic or crawl space photos required
📊 Fewer Comps: Reduced comparable sales requirements in dynamic markets
⚡ Faster Process: Quicker appraisal turnaround times
🎯 Better Consistency: Closer alignment with conventional loan standards

💡 What This Means for You

These changes make FHA loans more competitive in Kentucky's fast-moving real estate market. Your FHA offer can now compete more effectively with conventional financing, especially when combined with our available down payment assistance programs!

📋 Kentucky FHA Loan Requirements

Requirement	Details
Credit Score	580+ for 3.5% down \| 500-579 for 10% down
Down Payment	3.5% minimum (can be gifted from family or qualified sources)
Co-Signer	Yes - non-occupying co-borrowers allowed to help qualify
Debt-to-Income	Typically 43% or less (higher with strong compensating factors)
Employment	2 years steady work history (fixed income sources accepted)
CAIVRS	Must have clear CAIVRS (no outstanding federal debt)
Property Types	Single family, condos, 2-4 unit properties, manufactured homes
Mortgage Insurance	Required for all FHA loans - based on loan-to-value and term (not credit score or DTI like conventional PMI)

💰 Kentucky FHA Loan Limits (2025)

Maximum FHA Loan Amounts by County

The maximum FHA loan amount varies by county in Kentucky. Current limits include:

Base Limit: $524,225
Mid-Range Counties: $671,200
Higher Cost Areas: $811,275
Highest Limit Counties: $1,008,300

Maximum Financing: 97.75% of appraised value or sales price (whichever is lower)

Contact me for specific loan limits in your Kentucky county - limits vary by location. I'll help you determine the exact limit for your area.

🏡 Available Kentucky FHA Loan Types

Purchase Loans

FHA Purchase: Buy your primary residence with just 3.5% down
FHA + KHC: Combine with Kentucky Housing Corporation down payment assistance

Refinance Options

Rate/Term Refinance: Lower your rate or change loan terms
Cash-Out Refinance: Access your home's equity for renovations, debt consolidation
FHA Streamline: Quick refinance for existing FHA borrowers (no appraisal needed)

✅ Pros and Cons of FHA Loans

✅ Advantages

Low 3.5% down payment
Flexible credit requirements
Competitive interest rates
Down payment can be gifted
Seller can pay closing costs
Available after bankruptcy/foreclosure
No prepayment penalties

⚠️ Considerations

Mortgage insurance required
Primary residence only
Loan limits apply
Property must meet FHA standards
Upfront mortgage insurance premium

🕐 Waiting Periods After Financial Events

Event	Standard Waiting Period	With Extenuating Circumstances
Chapter 7 Bankruptcy	4 years	2 years
Chapter 13 Bankruptcy	2 years from discharge	1 year with court approval
Foreclosure	3 years	3 years (with conditions)
Short Sale/Deed-in-Lieu	3 years	2 years

🎁 Kentucky Down Payment Assistance Available

Kentucky Housing Corporation (KHC) Programs

We still have down payment assistance available through KHC programs for qualified Kentucky first-time homebuyers. These funds can significantly reduce your upfront costs and make homeownership more accessible.

Program Benefits:

Up to $10,000 in KHC down payment assistance
5% grant available for qualified borrowers
Below-market interest rates
Can be combined with FHA loans
Income and purchase price limits apply

🚀 Ready to Get Your Kentucky FHA Loan Started?

Over 20 Years Experience | 1,300+ Kentucky Families Helped

Let me guide you through the new 2025 FHA guidelines and find the best loan program for your situation. Free pre-approval with same-day decisions!

📞 Call/Text
(502) 905-3708

📧 Email
kentuckyloan@gmail.com

🌐 Website
KentuckyFHALoan.com

📍 Office
10602 Timberwood Cir, Ste 3
Louisville, KY 40223

📞 Get Free Pre-Approval 📧 Ask Questions

Joel Lobb - Kentucky Mortgage Loan Officer
NMLS #57916 | EVO Mortgage - NMLS #1738461

Important Disclosures:

Equal Housing Lender - All loan programs subject to credit approval
Rates and terms subject to change without notice
Visit NMLS Consumer Access for licensing information
This website is not endorsed by FHA, VA, USDA, or any government agency
Kentucky Mortgage Loan Officer License Only

Kentucky Mortgage Lender