The short answer
An FHA loan is a home loan insured by the federal government. Under FHA's own rules, a buyer with a credit score of 580 or higher can put down as little as 3.5% on a home they will live in. Each lender can add stricter rules of its own.
What FHA itself requires
FHA sets a floor. A lender may ask for more, but not less.
| Credit score | Minimum down payment under FHA rules |
|---|---|
| 580 and above | 3.5% of the price |
| 500 to 579 | 10% of the price |
| Below 500 | Not eligible for FHA |
The home has to be your primary residence. FHA does not insure loans on second homes or rentals you will not live in.
How much you can borrow here
FHA sets a maximum loan amount for each county, and it changes every year. San Bernardino and Riverside Counties share one limit.
Current one-unit limit for both counties: to be filled in from HUD's lookup on the day this page is checked.
If the home costs more than the limit, you can still use FHA, but the difference has to come from your down payment.
A worked example
Numbers make this easier to see. This is an illustration only.
- Home price
- $500,000
- Minimum down payment at 3.5%
- $17,500
- Loan before mortgage insurance
- $482,500
- Upfront mortgage insurance at 1.75%, usually added to the loan
- $8,444
- Loan amount
- $490,944
An illustration, not a quote or an offer. It leaves out the monthly mortgage insurance, the interest rate, taxes, insurance and closing costs, all of which depend on your file and the day.
What I see in real files
Jamal's own words go here: two to four sentences on what actually happens with FHA buyers in the Inland Empire. Claude does not write this part.
What can slow an FHA file down
- The appraisal. FHA appraisers also check the home's condition. Peeling paint or a missing handrail can mean a repair before closing.
- A lender's extra rules. Many lenders set a higher minimum score than FHA does. Being turned down by one lender is not the same as not meeting FHA's rules.
- Where the down payment came from. Large recent deposits have to be explained with paperwork.
Questions people ask next
Do I have to be a first-time buyer?
No. FHA is open to repeat buyers. The home has to be the one you live in.
Can a family member help with the down payment?
FHA allows gifts from family, with a signed gift letter and proof of where the money came from. Check wording.
Is there down payment help I can combine with FHA?
Often, yes. That has its own page. Link when written.