FHA loans are available for Texas residents or would be residents, looking to buy a house in the State. More often than not, FHA provides options for those who would otherwise not qualify for conventional mortgage loans. Not all banks and mortgage lenders offer FHA loans. A lender must have a Direct Endorsement and must go through a comprehensive HUD approval process to do so. Contrary to popular belief, FHA does not directly offer the loan. The Federal Housing Administration (FHA) insures the loans to improve housing standards and conditions.
Types of FHA Purchase Loans:
• 203b – The FHA 203b Fixed Rate Home Loan Program is the most common and widely used FHA purchase loan program. Standard FHA loan guidelines apply with a minimum down payment requirement of 3.5% of the Sales Price. Gift funds are allowed to be used as a down payment by prospective homeowners. They can finance up to a maximum loan-to-value (LTV) of 96.50%.
Eligible properties can be a new or existing one-to-four single family unit structures. They can be a house, condo or townhouse in either urban or rural area. The County specifies the maximum loan amount allowed as there are limits on how much an FHA 203b loan will be in certain areas.
Financing term for 203b home loans is either 15 or 30 years. Most home buyers opt for the 30-year term for lower monthly payments.
• 203k – The FHA 203k loan program is the type of loan where the property will require or call for repairs. This allows the home buyer to get the money to make necessary repairs included in the financed loan amount. The borrower typically borrows the sum for the Sales Price plus the estimated costs of repair.
There are three (3) types of FHA 203k mortgage loans available: (1) Streamline Program, (2) Consultant Program, and (3) Homestyle Program. Each one of them has their distinct features, benefits, and guidelines. On Streamline, there is no minimum amount, but there is a maximum repair amount that can be added to the loan. For Consultant, no maximum repair amount can be added to the loan. The Homestyle Home Program is the conventional loan equivalent of the FHA 203k loan program.
Eligible properties are one-to-four single family homes that have been completed for at least a year. You can buy a house that’s been torn down as long as the most of the existing foundation structures are still in place or good condition. Every property has to qualify as an FHA approved property under the FHA home loan requirements.
The County specific maximum loan requirements will apply to all 203k home purchase loans. Terms are for 15 or 30 years, although most 203k borrowers find that a 30-year term is the most advantageous due to lower monthly payments.
All FHA loans will require Mortgage Insurance Premium (MIP). Mortgage Insurance protects the lenders in the event of future loan default. This mortgage insurance cost is the sole responsibility and shouldered by the borrower. There is an upfront mortgage insurance premium (UFMIP) which is equal to 1.75% added to the loan amount or can be paid by the borrower at closing. The monthly mortgage insurance premium (MIP) is calculated based upon: (a) the loan term, and (b) loan-to-value. The mortgage insurance premium applies for the entire term of the loan, regardless of term or amortization type or loan-to-value (LTV).
FHA Loan Benefits and Advantages:
• Lower Interest Rate – compared to conventional loans, FHA carries a lower interest rate. Since HUD insures the loan against imminent default, it is offered a lower rate.
• Lower Down Payment – minimum requirement for an FHA loan is only 3.5% compared to 5% on conventional loans. The borrower can also get a “gift” from family members to be used as a down payment on the house.
• Lenient Credit Qualifying – required minimum credit score for an FHA loan is lower compared to the conventional counterpart. AMCAP Mortgage will extend an FHA loan to borrowers with middle credit scores as low as 580 FICO. FHA loan approval is more relax and easy.
• Higher Debt-to-Income Ratio – FHA loans can go as high as 57% debt-to-income (DTI) ratio with an automated underwriting system approval. Conventional loans can only go as high as 45% DTI. What does this mean? This allows the home buyer to purchase a higher sales price home. Lots of times, the higher DTI decides if a borrower qualifies for a home loan or not.
For more information on Texas FHA purchase loans, please contact our FHA Home Loan Specialist at 281-860-2533.