Key Takeaways
- Yes, you can get a mortgage with a 580 credit score, although lenders can set higher minimums and approval also depends on your income, debts and savings.
- From 500 to 579, the FHA requires at least 10% down. Below 500, FHA financing isn’t available.
- For an FHA loan, the lender uses your middle score from the three credit bureaus, which may differ from the score in your app.
- Lenders can require more than 580, so ask each one for its minimum score.
- FHA loans include mortgage insurance: an upfront premium, which you can pay at closing or add to your loan balance, and an annual premium paid monthly.
- Mortgage credit checks within a 14-45-day window count as a single inquiry.
What the Federal Housing Administration (FHA) permits at a 580 credit score
FHA loans are built around the 580 credit score line. In fiscal year 2025, the U.S. Department of Housing and Urban Development (HUD) insured 87,846 FHA loans for borrowers with credit scores from 580 to 619. That was 10.7% of the FHA forward mortgages it insured that year, not counting streamline refinances.
On paper, HUD’s FHA handbook sets three tiers based on your credit score:
| Your credit score | What FHA permits |
| 580 or higher | Maximum financing, up to 96.5% of the home’s value (a minimum 3.5% down payment) |
| 500 to 579 | Up to 90% of the home’s value (a minimum 10% down payment) |
| Below 500 | Not eligible for FHA financing |
FHA isn’t your only option – if you’re eligible for a VA loan, the VA doesn’t require a minimum credit score, though lenders’ own requirements differ.
Conventional loans are possible too. Fannie Mae’s Desktop Underwriter system dropped its 620 minimum credit score in November 2025.
Why a lender might tell you that you need a 620 credit score
A lender can require more than the loan program does. Loan program rules set the floor, and a lender’s stricter internal requirements are called overlays. USDA’s guaranteed-loan handbook states that lenders may impose overlays at their discretion, and the VA tells buyers that different lenders have different requirements.
So a “580” and “620” credit score minimum can both be accurate: one is the FHA’s rule, the other a lender’s. Before you apply, ask each lender one question: what is your minimum middle credit score for an FHA purchase loan?
Tomo Mortgage accepts FHA purchase applications from buyers with a middle credit score of 580 or higher.
Make sure your 580 credit score is the score the lender sees
The number in your banking or credit app may not be the one that counts, because mortgage lenders often use different scoring models. For an FHA loan, the lender pulls a score from each of the three credit bureaus and uses the middle one. If only two scores come back, it uses the lower.
A co-borrower’s stronger credit won’t lift your score for the 580 test, but their income can still help your debt-to-income ratio, as long as their own debts don’t offset it. If you aren’t sure where your middle score lands, a pre-approval will show you the number the lender actually uses.
How FHA underwriting actually works at 580
The 43% debt-to-income limit you often see is FHA’s standard for loans reviewed by hand, not the ceiling most FHA buyers face. Your debt-to-income ratio (DTI) is your monthly debts, including the new mortgage payment, divided by your gross monthly income.
FHA files go through two stages:
- Automated review first. Nearly every FHA purchase file is scored through FHA’s TOTAL Mortgage Scorecard. An “Accept” lets the lender approve the loan under the automated guidelines, which can allow a DTI well above 43%.
- Manual review if needed. A “Refer” means an underwriter must review the file by hand. The standard limits are then 31% of income for the mortgage payment and 43% for all debts. At 580 and above, one compensating factor, such as documented cash reserves, can support up to 37% and 47%; two compensating factors can support up to 40% and 50%. Below 580, a manually underwritten loan can’t exceed 31% and 43%.
HUD’s own data shows how far FHA buyers go past 43%:
| DTI on FHA purchase loans, FY2025 | Share of loans |
| 36% or less | 15.4% |
| Above 36% to 43% | 21.1% |
| Above 43% to 50% | 32.3% |
| Above 50% | 31.1% |
Source: HUD FY2025 annual report, Table B-10
The average was 44.9%. Tomo Mortgage’s FHA guideline allows a DTI up to 57%, depending on your full file.
At a 580 score, savings carry extra weight. HUD tracks loans that combine a score below 640, a DTI above 50% and less than two months of cash reserves as a higher-risk group; they were 2.2% of FY2025 loans. Documented reserves are one of the clearest ways to strengthen a file with a high DTI.
You’ll also need cash for your down payment and closing costs, and FHA allows gifts from approved sources, such as a family member or employer. FHA also charges an upfront mortgage insurance premium of 1.75% of the base loan amount, which you can pay at closing or add to the loan, plus an annual premium paid monthly.
Your next step: see where you stand
A pre-approval shows your actual middle score and the loan amount a lender may consider, based on your documented income, debts and assets. Comparing lenders won’t multiply the effect on your score if you move quickly. Credit inquiries for the same type of loan within 14 to 45 days of each other are generally treated as one inquiry, depending on the scoring model.
If your middle score comes back below 580, you still have options. FHA permits scores from 500 to 579 with a larger down payment, or you can work on your score and apply again. Checking your credit reports for errors and paying down credit card balances are the usual first steps.
Tomo Mortgage · NMLS ID #2059741 · Equal Housing Lender
Frequently asked questions
How big a loan can I get with a 580 credit score?
Your credit score sets how much of the price FHA will finance, and your income and debts set the payment you can support. At 580 or higher, FHA finances up to 96.5% of the home’s value; from 500 to 579, up to 90%. The loan also can’t exceed the FHA limit for your county.
What credit score do I need for a $250,000, $300,000 or $400,000 house?
FHA’s score tiers are the same at any price. What changes is the minimum down payment:
| Home price | 580 or higher (3.5% down) | 500 to 579 (10% down) |
| $250,000 | $8,750 | $25,000 |
| $300,000 | $10,500 | $30,000 |
| $400,000 | $14,000 | $40,000 |
The price also matters through your county’s loan limit and whether your income supports the payment.
Can I get a conventional loan with a 580 credit score?
It depends. Fannie Mae’s Desktop Underwriter system dropped its 620 minimum credit score in November 2025, so a program-level floor is gone but lenders and private mortgage insurers can still set their own minimums. Tomo Mortgage’s conventional minimum is 620, so at 580 its options are FHA and, if you’re eligible, VA.
Can I get an FHA loan with a 579 credit score?
FHA permits scores from 500 to 579 with at least 10% down. Tomo Mortgage’s FHA minimum is 580, and some other lenders accept lower scores. Your app’s score may differ from the middle score a lender uses.
Does a co-borrower with better credit help my score qualify?
Not for the score requirement. FHA determines a score for each borrower and uses the lowest one.
Will getting pre-approved hurt my credit?
A lender’s credit check typically has a small negative effect on your score. Multiple mortgage credit checks within a 14-45-day window are generally recorded as a single inquiry, so comparing lenders doesn’t multiply the impact. Tomo Mortgage uses a soft credit check for pre-approval, which doesn’t affect your score. A hard credit check comes later, once you’re moving toward closing.
Does Tomo Mortgage accept a 580 credit score?
Yes. 580 is the minimum middle credit score for an FHA purchase loan with Tomo Mortgage. Approval depends on your full application.