Buying a House With a 600 Credit Score in Florida and North Carolina

Got a credit score around 600 and wondering if buying a house is even on the table?

Short answer: it can be. People buy at 600. But that score changes which loans you can use, what you pay, and how closely the lender looks at the rest of your file.

I’m Cole Brantley, a mortgage broker with Mpire Financial in Florida and North Carolina. Here’s what actually works at 600, what it costs you, and the moves that can bump your score before you apply.

What loans work with a 600 credit score?

Every loan program has its own credit rules. Then each lender gets to stack its own rules on top. Those extra rules are called overlays, and they’re why one lender tells you no and another one says let’s look at it.

Here’s where 600 lands with each program.

Loan type	What the program itself says	At 600
FHA	HUD minimum is 500. 580 and up gets FHA’s maximum financing	Usually your best shot
VA	VA doesn’t set a minimum score	Possible for eligible veterans if the lender’s overlay allows it
Conventional	No minimum score for loans approved through Fannie Mae’s or Freddie Mac’s automated systems. 620 for most manually underwritten loans	Possible on paper, often pricey
USDA	No USDA minimum. USDA’s automated system decides what score works, and lenders often add their own minimums	Tough
Non-QM	Set by each lender	Depends on the lender and the file

FHA: usually where I start at 600

FHA loans are built for this. HUD’s rule is pretty simple. Under 500, you’re not eligible. From 500 to 579, HUD caps how much you can borrow against the home, so you need a bigger down payment. At 580 and up, you’re eligible for FHA’s maximum financing.

So 600 clears HUD’s bar. That doesn’t mean every lender will take it. Some set their own floor higher. That’s an overlay, not an FHA rule.

My FHA loan requirements post has the down payment details, mortgage insurance, and 2026 county loan limits. The complete FHA guide covers the rest.

VA: no VA minimum, but lenders have one

If you’re an eligible veteran or service member, this one deserves a hard look. VA’s own Lenders Handbook says VA does not have a minimum credit score requirement. The underwriter looks at how you’ve paid your bills overall, not one number.

The catch is the lender. VA’s own buyer’s guide says lenders typically want a minimum score of their own. So at 600, it comes down to finding a lender whose overlay fits, and that’s exactly what a broker can shop for you. More on that on my VA loans page.

Conventional: possible, but run the numbers

This one surprises people. Since November 2025, Fannie Mae’s automated underwriting doesn’t require a minimum credit score anymore. Freddie Mac’s automated system doesn’t require one either when it comes back with an Accept. Manually underwritten loans still need at least 620.

So can you get a conventional loan at 600? Sometimes. But a few things usually work against you:

• Pricing. Fannie Mae’s pricing chart lumps every score of 639 and below into its lowest tier. That’s the most expensive bucket.
• PMI. If you don’t have enough down to skip mortgage insurance, private mortgage insurance on a conventional loan is priced partly on your credit score. Lower score, higher premium.
• Overlays. A lender can still set its own floor for conventional, even when the automated system would approve the file.

My conventional loan requirements post breaks down the rest of what conventional asks for.

USDA: tough at 600

USDA loans don’t have a minimum credit score set by USDA. USDA’s automated system decides what score works for each file. If it doesn’t approve the file, a lender can still underwrite it by hand, but the underwriter takes a much closer look at your credit history. Add lender overlays on top, and USDA at 600 is a stretch. It’s not impossible. It’s just not where I’d start.

Non-QM: when a recent credit event is the problem

If your score is low because of something recent, like a bankruptcy or a foreclosure, non-QM loans can sometimes work where the standard programs make you wait. Each lender sets its own credit rules. Non-QM loans may have higher rates, fees, or down payment requirements than conventional loans, and qualifying isn’t guaranteed. It’s a tool for specific situations, not the first stop.

What lenders look at besides the number

The score gets you in the door. Then the underwriter reads the whole file.

• Your middle score. Mortgage lenders pull your scores from all three credit bureaus and use the middle one. On FHA, if you’re buying with someone else, the lender takes each person’s middle score and uses the lowest one.
• The score in your app might not match. Mortgage lenders use specific credit score models. The number in your banking or credit card app can be different.
• The pattern. VA’s handbook tells underwriters to look at your overall payment pattern, not one-off slips. A 600 with a clean last year reads a lot different than a 600 with a late payment last month.
• Your debts. Your debt-to-income ratio still has to work. If an FHA file gets kicked to manual underwriting, the debt limits get tighter.

How a 600 score changes what you pay

Your credit doesn’t just decide yes or no. It changes the price.

On a conventional loan, a lower score usually means more cost on the loan and a higher PMI premium. On FHA, the mortgage insurance costs the same no matter your credit score. The CFPB says so, and HUD’s mortgage insurance chart is based on loan amount, loan-to-value, and term, not your score.

That’s a big reason FHA often comes out ahead at 600. If you want to see the two side by side, read FHA vs conventional. And here’s how PMI works.

So how much house can you afford with a 600 credit score?

Your score doesn’t set a price ceiling by itself. Your income, your debts, and the full monthly payment do. The score shapes the loan type and the cost, and that changes the payment.

Plug your numbers into my how much house can I afford calculator for a starting point. Then let’s price it at your actual score.

The 580, 620, 640 ladder

Most people never hear about this part. A few points can open real doors.

• 580: FHA’s maximum financing.
• 620: Manually underwritten conventional loans become possible. And on FHA, if you’re a first-time buyer, a lender can feed a documented year of on-time rent into FHA’s automated scorecard. That only works at 620 or higher.
• 640: Florida Housing’s homebuyer program and NCHFA’s NC Home Advantage Mortgage, the big state programs with down payment help, both list a 640 minimum.

So if you’re sitting at 600 and you’re not in a rush, a couple months of work to hit 620 or 640 can save real money or open up down payment help. If you’re ready now and FHA works, waiting might not be worth it. I’ll tell you which one you are.

Quick ways to raise your score before you apply

None of this is magic. But some of it moves faster than people think.

1. Pay down your credit card balances. Credit scores look at how close you are to maxed out on your cards. Getting those balances down is one of the quicker things you can change.
2. Don’t close old cards. Closing one shrinks your available credit, and that can push your usage up.
3. Don’t open anything new. No new cards, no car loan, no furniture financing. Hold off before you apply and while we’re working on your loan.
4. Check all three reports. You can pull them free every week at AnnualCreditReport.com. If something’s wrong, dispute it with the bureau and with the company that reported it.
5. Get current and stay current. Bring anything past due up to date, then keep every payment on time.
6. Ask about a rapid rescore. If you pay down balances or get an error fixed while we’re working together, the lender can ask the bureaus to update your report faster than the normal cycle. You can’t order one yourself. It goes through the lender.

One more. Be careful with anyone who promises to wipe accurate negative items off your report. The FTC says nobody promising to repair your credit can legally remove information that’s both accurate and current.

What a broker does differently than a bank at 600

A bank has one set of rules. If your 600 doesn’t fit their overlay, the answer’s no. Even when the program itself would allow it.

As a broker, I work with multiple wholesale lenders, and their overlays aren’t all the same. So a file that gets a no at one place can get a different answer somewhere else. That’s the whole point of having a broker shop it for you.

I’ll also tell you if waiting is the smarter move. Sometimes that means spending a couple months on your score first. Sometimes it means going now with FHA. I’d rather tell you that up front than have you find out halfway through.

Either way, start with a real pre-approval, not a guess.

See what you qualify for

So here’s the move. Book a free call or start with the loan quiz. Tell me roughly where your score sits, what you make, and where you want to buy in Florida or North Carolina.

I’ll tell you what works at your score today, and what a few more points would open up. What’s the one thing on your credit report you’re most worried about? Bring it to the call.

Frequently Asked Questions

Can I buy a house with a 600 credit score?

In a lot of cases, yes. FHA allows it, since HUD’s line for maximum financing is 580. VA doesn’t set a minimum score. Conventional and USDA are harder at 600. Lenders can add their own minimums, so the answer can change from one lender to the next. That’s why it helps to work with a loan officer or broker who can shop multiple lenders for you.

What is the minimum credit score for an FHA loan in 2026?

HUD’s minimum is 500. Scores from 500 to 579 need a bigger down payment. At 580 and up, you’re eligible for FHA’s maximum financing. Individual lenders can set a higher minimum.

Can I get a conventional loan with a 600 credit score?

Possibly. Fannie Mae’s and Freddie Mac’s automated systems no longer require a minimum score, but manually underwritten loans still need at least 620, and lenders can set their own floor. At 600, pricing and private mortgage insurance usually cost more.

How much house can I afford with a 600 credit score?

Your score doesn’t set the price ceiling. Your income, debts, and full monthly payment do. The score affects the loan type and the cost. Run your numbers in the affordability calculator, then get priced at your real score.

Does a 600 credit score raise my mortgage insurance?

On a conventional loan, usually yes, because PMI is priced partly on your credit score. FHA mortgage insurance costs the same no matter your credit score.

How fast can I raise my credit score before buying a house?

It depends on what’s pulling it down. Paying down card balances can show up once the new balance reports. Errors take a dispute. Recent late payments take time. If you pay balances down while your loan’s in process, ask about a rapid rescore.

Sources

• HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook (Minimum Decision Credit Score; LTV limits by credit score; Positive Rental Payment History): hud.gov
• HUD Mortgagee Letter 2023-05, FHA annual MIP: hud.gov
• VA Lenders Handbook (VA Pamphlet 26-7), Chapter 4: benefits.va.gov
• VA Home Loan Guaranty Buyer’s Guide: benefits.va.gov
• Fannie Mae Selling Guide B3-5.1-01, General Requirements for Credit Scores: fanniemae.com
• Fannie Mae Announcement SEL-2025-09 (DU minimum credit score removed): fanniemae.com
• Fannie Mae Loan-Level Price Adjustment Matrix: fanniemae.com
• Freddie Mac Guide Bulletin 2026-H and Exhibit 25: freddiemac.com
• USDA HB-1-3555, Chapter 10, Credit Analysis: rd.usda.gov
• USDA Single Family Housing Guaranteed Loan Program: rd.usda.gov
• CFPB, What is mortgage insurance and how does it work?: consumerfinance.gov
• Florida Housing Homebuyer Overview: floridahousing.org
• NCHFA NC Home Advantage Mortgage: nchfa.com
• FTC, Free Credit Reports: ftc.gov
• FTC, Fixing Your Credit FAQs: ftc.gov
• CFPB, How to rebuild your credit: consumerfinance.gov
• Equifax, What Is a Rapid Rescore?: equifax.com

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By Cole Brantley, NMLS #1905939 | Licensed Mortgage Loan Originator | Mpire Financial Group LLC DBA Mpire Financial, NMLS #2108504. Licensed in Florida and North Carolina. Verify licensing at NMLS Consumer Access. Educational content, not a commitment to lend or a loan approval. All loans are subject to credit approval, underwriting, and property guidelines. Programs and guidelines can change, and lenders can set stricter requirements. VA loans are guaranteed by the U.S. Department of Veterans Affairs. Mpire Financial is a private company and is not affiliated with or endorsed by HUD, FHA, VA, USDA, Fannie Mae, Freddie Mac, or any government agency. Equal Housing Opportunity.