Louisville & Kentucky Mortgage Lender

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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 →

Can you use Foster Income for a Kentucky Mortgage Loan Approval?

- April 07, 2025

Foster Income for a Kentucky Mortgage Yes, if it can be documented that foster care income has been received for the last 2 years that income is likely to continue for at least 3 years from the date of the Note, then it can be used to qualify. Yes, we need to show 24 months receipt of this income, possible exception if only received for 12 months, and we would need something from the agency showing this will continue for 3 years. Foster-Care Income for a Mortgage Loan Approval What are the guidelines? Income received from a state- or county-sponsored organization for providing temporary care for one or more children may be considered acceptable stable income if the following requirements are met. ✓ Verification of Foster-Care Income Verify the foster-care income with letters of verification from the organizations providing the income. Document that the borrower has a two-year history of providing foster-care services. If the borrower has not...

Kentucky FHA Mortgage Guidelines for a Kentucky First Time Home Buyer

- April 05, 2025

FHA Mortgage Manual Underwriting Video Guidelines

- April 05, 2025

Did you know over 50% of our Kentucky FHA loans are manual underwrites? Kentucky FHA will consider the borrower’s entire story, including extenuating circumstances and compensating factors, to justify loan approvals. If your borrower falls under any of these conditions, they may benefit from manual underwriting: Non-traditional credit / lack of credit True extenuating circumstances affecting credit or income history Lack of seasoning on a Chapter 13 Disputed accounts over $1,000 Frequent job changes in the last 12 months If you think your borrower could benefit from manual underwriting call us to learn more about manual underwriting or submit your scenario today. Lowest Minimum Decision Credit Score Maximum Qualifying Ratios (%) Acceptable Compensating Factors All manual underwritten loans require a VOR. If the borrower does not pay rent a letter of explanation from borrower stating where living rent free. 31/43 • No compensating factors required. • Energy...