FHA Loans · Arizona & Texas
The first home is the hardest. We make it the simplest.
Low down payment. Flexible credit. Government-backed peace of mind. FHA home loans help first-time buyers across Arizona and Texas get into a home sooner.
580+ credit score required for 3.5% down; scores of 500–579 may qualify with 10% down. No credit check to get started — your quiz result is a pre-qualification estimate, not a commitment to lend.
Cornerstone First Mortgage, LLC (NMLS #173855) is not affiliated with, endorsed by, or acting on behalf of the Federal Housing Administration (FHA), the U.S. Department of Housing and Urban Development (HUD), or any federal or state government agency.
Is this your first home purchase?
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First-Time Buyers Who Got the Keys
Every review below is a real, verified review from a buyer or partner who worked with the Cook Brothers. Read them all on Google and Experience.com.
Key Takeaways
- FHA loans let you buy with as little as 3.5% down with a 580+ credit score; scores of 500–579 may qualify with 10% down.
- 2026 FHA loan limits start at $541,287 for a one-unit home and run higher in costlier counties (Maricopa County $557,750; Austin/Travis County $571,550).
- 100% of your down payment can come from documented gift funds — a donor letter and a paper trail are required.
- FHA loans require mortgage insurance: a 1.75% upfront premium plus an annual premium (about 0.55% for most 30-year buyers with less than 5% down).
- FHA serves first-time buyers across Arizona and Texas, with paths to qualify after bankruptcy (2 years from Chapter 7 discharge) or foreclosure (3 years).
See If You Qualify for an FHA Loan
A few quick questions — no credit pull, no obligation
First things first — is this your first home purchase?
How It Works
Three simple steps to your first home
Take the Quiz
60 seconds. No credit check. Get a pre-qualification estimate for an FHA loan.
Talk With Us
Tanner or Zac reviews your credit and goals and explains your FHA options honestly.
Get Your Keys
Close on your first home with as little as 3.5% down — gift funds allowed.
No credit check required to get started
What is an FHA Home Loan?
An FHA loan is a mortgage insured by the Federal Housing Administration. Because the government backs the loan, lenders can offer lower down payments and more flexible credit requirements — which is why FHA is one of the most popular paths for first-time buyers in Arizona and Texas.
Last updated: July 28, 2026
The Old Assumption
“I need 20% down”
- Save $50,000+ for a 20% down payment
- Years of saving before you can buy
- Higher credit-score bar to qualify
- Rent keeps rising while you wait
- Down payment must be your own cash
The FHA Reality
With an FHA Loan
- As little as 3.5% down with a 580+ credit score
- 500–579 credit may qualify with 10% down
- 100% of the down payment can be gift funds
- Flexible on credit history and debt-to-income
- Buy your first home years sooner
FHA Loan Requirements at a Glance
Here are the core FHA guidelines for Arizona and Texas buyers in 2026. Program terms are set by HUD/FHA and can change; this is a summary, not a commitment to lend.
| Requirement | Detail |
|---|---|
| Minimum down payment | 3.5% with a 580 or higher credit score |
| Credit score | 580+ for 3.5% down; scores of 500–579 may qualify with 10% down |
| Down payment source | 100% can come from documented gift funds (gift letter + paper trail) |
| Mortgage insurance (MIP) | 1.75% upfront premium (usually financed) plus an annual premium billed monthly — about 0.55% per year for most 30-year buyers with less than 5% down |
| 2026 loan limits (AZ & TX) | One-unit floor $541,287; Maricopa County $557,750; Austin/Travis County $571,550 — varies by county |
| Property type | Owner-occupied 1–4 unit primary residence |
| After bankruptcy or foreclosure | Typically 2 years from a Chapter 7 discharge; 3 years from a foreclosure |
Use our FHA loan calculator to estimate your payment, explore our blog for guides, or see FHA loans in Arizona and Texas.
More Than One Way to Use FHA Financing
FHA isn’t a single loan — it’s a family of options set by HUD/FHA. We match you to the one that fits how you want to buy.
FHA 203(b) Standard Loan
Purchase — move-in ready
The classic FHA purchase loan: as little as 3.5% down with a 580+ credit score (500–579 may qualify with 10% down).
FHA With Gift Funds
Down payment gift
Your entire down payment can come from a documented gift from family or another eligible donor. A gift letter and paper trail are required.
FHA 203(k) Renovation
Buy + renovate
Rolls the cost of eligible repairs and updates into one FHA loan — a fit for buyers eyeing a fixer-upper.
FHA Multi-Unit (2–4 Units)
Owner-occupied
Buy a duplex, triplex, or fourplex you live in. Projected rental income from the other units may help you qualify.
Big Call Centers Give You a Queue.
We Give You a Cell Number.
FHA files can be nuanced — flexible credit, gift funds, self-employed income, or a fresh start after a setback. We specialize in guiding first-time buyers through the details and getting them to the closing table.
Direct Access to Two Brothers
Call or text Tanner or Zac directly. No call-center queue, no rotating reps who never learned your file.
Tough-File Specialists
580 credit scores, gift funds, self-employed income, or a past bankruptcy? These are the FHA files we know how to structure.
Arizona + Texas Focus
Real county loan limits and local know-how for AZ and TX — not fifty shallow, name-swapped state pages.
Honest Guidance
If a conventional loan or waiting a few months to raise your score serves you better, we'll tell you.
“My job is to match you with the loan that actually fits your situation — even if that means telling you an FHA loan isn’t your best option.”
— Tanner Cook, NMLS #2090424
Free pre-qualification estimate — no credit check, no obligation
The Numbers Buyers Care About
FHA is built for first-time buyers — lower down payments, flexible credit, and room for gift funds.
Estimate What You Can Afford with FHA
Enter your income, monthly debts, credit range, and down payment to see an estimated maximum purchase price, a full monthly payment breakdown with FHA mortgage insurance, and your estimated debt-to-income ratio. Estimates only — not a loan offer or commitment to lend.
FHA vs. Conventional: Compare Your Options
FHA opens the door with a low down payment and flexible credit. Here is how the paths stack up so you can see where you fit.
| Loan Option | Min. Down | Min. Credit | Mortgage Insurance | Best For |
|---|---|---|---|---|
FHA LoanPopular 3.5% down path | 3.5% | 580+ | 1.75% upfront + annual MIP | First-time buyers with flexible credit |
FHA Loan 10% down path | 10% | 500–579 | 1.75% upfront + annual MIP | Buyers rebuilding their credit |
Conventional Loan Fannie Mae / Freddie Mac | 3%–5% | 620+ (typically 680+ for best terms) | PMI, removable near 20% equity | Stronger credit; dropping insurance later |
FHA Loan
3.5% down pathFHA Loan
10% down pathConventional Loan
Fannie Mae / Freddie Mac580+ credit score is required for 3.5% down; scores of 500–579 may qualify with 10% down. Loan limits and terms vary by county. See if you qualify for a pre-qualification estimate.
FHA Loans, Explained
Buying your first home is a big deal. Here are honest, plain-English answers to what first-time buyers ask us most.
FHA guidelines allow a 3.5% down payment with a credit score of 580 or higher. Scores of 500–579 may still qualify with at least 10% down. Many lenders add their own overlays and require a somewhat higher score, so your minimum can vary. We review your credit honestly and tell you exactly where you stand.
The FHA minimum is 3.5% down for borrowers with a 580+ credit score — roughly $12,250 on a $350,000 home. Scores of 500–579 require 10% down. The entire down payment can come from documented gift funds, so you may not need to save all of it yourself.
For 2026, the FHA one-unit floor is $541,287. In Arizona, Maricopa and Pinal counties (Phoenix, Mesa, Scottsdale) are $557,750 and Coconino County (Flagstaff) is $609,500. In Texas, the Dallas–Fort Worth metro is $563,500 and the Austin metro (Travis County) is $571,550. Limits vary by county and can change annually.
FHA loans require mortgage insurance premiums. There is an upfront premium of 1.75% of the base loan amount, which can be financed into the loan, plus an annual premium billed monthly. Most 30-year borrowers with less than 5% down pay about 0.55% per year. MIP protects the lender, which is what lets FHA accept lower down payments and credit scores.
It depends on your down payment. With less than 10% down, annual MIP lasts the life of the loan. With 10% or more down, it drops off after 11 years. Many buyers instead refinance into a conventional loan once they reach roughly 20% equity to remove mortgage insurance entirely.
Yes. FHA allows 100% of your down payment to come from a gift from an eligible donor, such as a family member. You will need a signed gift letter stating the money does not have to be repaid, plus documentation showing the transfer of funds. We walk you through exactly what to collect.
Often, yes. FHA typically looks for a two-year history of self-employment and uses your net income (after business expenses), usually averaged over that period. Well-organized tax returns and profit-and-loss records help. We will review your documentation and map out a realistic path.
Frequently, yes. FHA generally requires two years after a Chapter 7 bankruptcy discharge and three years after a foreclosure. Chapter 13 filers may qualify after 12 months of on-time payments with court approval. Re-established credit and steady income matter. Not all borrowers will qualify.
FHA commonly works around a 43% debt-to-income baseline, and higher ratios can be approved with compensating factors such as reserves, a strong credit history, or the automated underwriting decision. Your actual limit depends on your full financial picture. We help you understand the numbers before you shop.
Yes to both. An FHA 203(k) loan rolls eligible renovation costs into your mortgage, so you can buy a home that needs work. FHA also finances 2–4 unit properties as long as you live in one unit, and projected rental income from the other units may help you qualify.
It depends on your situation. FHA is often easier to qualify for with credit under about 680 and allows lower scores and flexible funds. Conventional loans can cost less over time once you have stronger credit and can drop mortgage insurance at 20% equity. We compare both and tell you honestly which fits you.
You should always verify who you are working with. Cornerstone First Mortgage, LLC is a licensed mortgage lender (NMLS #173855). Tanner Cook (NMLS #2090424) and Zac Cook (NMLS #2111496) are licensed loan originators you can look up on the NMLS Consumer Access website. You can also read our verified reviews on Google and Experience.com.
Still have questions?
Our team is here to help. Call us for a free, no-obligation conversation about your FHA loan options.
Or take our free eligibility quizMeet the Cook Brothers
Tanner and Zac help first-time buyers across Arizona and Texas qualify for FHA home loans — flexible credit, low down payments, and gift funds. As part of Cornerstone First Mortgage, LLC (NMLS #173855), they pair institutional lending strength with direct, personal access on every file.
Tanner Cook
Mortgage Loan Originator
Tanner specializes in FHA loans for first-time homebuyers. He has guided hundreds of families through flexible-credit, low-down-payment financing — often pairing FHA loans with down payment assistance so buyers keep more cash in their pocket at closing.
Zac Cook
Mortgage Loan Originator
Zac helps buyers with imperfect credit and modest savings become homeowners through FHA financing. He works closely with veterans, teachers, and first responders to structure the right loan and find every dollar of assistance they qualify for.