KHC Down Payment Assistance 2026: Up to $12,500 in Kentucky (Income + Credit Rules)

KHC Down Payment Assistance 2026: How to Get Up to $12,500 in Kentucky
(Income Limits, Credit Rules & County Breakdown)

If you're trying to buy a home in Kentucky and the biggest obstacle is cash to close, Kentucky Housing Corporation (KHC) down payment assistance can be a practical solution. In 2026, KHC down payment assistance is structured as a repayable second mortgage that helps cover down payment, closing costs, and prepaid items — so qualified buyers aren't forced to delay homeownership simply because they haven't saved a large sum.

This guide covers the rules that matter most: the assistance amount, credit score overlays, income limits by county, purchase price limits, and the DTI cap you need to plan around before you write an offer.

🏠 Ready to See If You Qualify for KHC Down Payment Assistance?

Call or text Joel Lobb for a free, same-day pre-approval — no obligation, no cost.

📞 502-905-3708  |  ✉️ [email protected]

Serving Kentucky first-time homebuyers for over 20 years · NMLS #57916

What Is Kentucky Housing Corporation (KHC)?

Kentucky Housing Corporation is Kentucky's state housing finance agency. KHC partners with approved lenders across the state to support affordable homeownership through specific first mortgage options and down payment assistance programs. KHC is not a bank — and you generally cannot add KHC down payment assistance later if your first mortgage is not a KHC first mortgage.

Practical takeaway: If you want KHC down payment assistance, structure the loan correctly from day one. KHC assistance is designed to be paired with a KHC first mortgage through a participating lender — like Joel Lobb.

How Much KHC Down Payment Assistance Is Available in 2026?

The standard KHC option most buyers ask about is the Regular Down Payment Assistance Program (Regular DAP). Under 2026 program terms, Regular DAP is offered up to $12,500 (in $100 increments) and is set up as a repayable second mortgage with a 15-year term at a fixed interest rate published by KHC (rate subject to change — contact Joel for the current rate).

This is a significant update from older information still circulating online that references lower amounts or different repayment terms. Always confirm current terms with a participating KHC lender before shopping.

What Can KHC Down Payment Assistance Be Used For?

KHC down payment assistance is intended for purchase-related costs only. It can typically be applied to:

• Down payment
• Closing costs
• Prepaid items (property taxes, homeowners insurance, and escrow setup)

KHC down payment assistance cannot be used for:

• Repairs or renovations
• Furniture, appliances, or other personal items
• Cash back to the borrower beyond what program rules allow

If the house needs repairs, KHC down payment assistance is not a rehab solution. Repairs must be handled within the rules of the underlying mortgage program and purchase contract.

Do You Have to Be a First-Time Homebuyer for KHC?

Not necessarily. Many buyers assume KHC is only for first-time buyers, but KHC eligibility can include repeat buyers depending on the program structure and funding source. The real deciding factors are household income limits, credit score overlays, the property itself, and the borrower's ability to qualify within the program's DTI cap.

KHC Purchase Price Limits in 2026

KHC programs use purchase price limits. Current KHC published materials commonly reference a statewide purchase price limit around $544,232 for certain programs. Because purchase price limits can change, confirm the current limit with Joel before your contract is accepted to avoid surprises.

2026 KHC Income Limits by Kentucky County

This is one of the most common reasons a buyer is surprised late in the process. KHC uses a gross annual income limit per county — this applies to all applicants and is not split by household size. Importantly, KHC evaluates household income, not just the income used to qualify on the loan application. If someone living in the home earns income, it typically counts.

KHC uses a single gross annual income limit per county — this applies to all applicants regardless of household size. The figures below are from the official KHC Secondary Market income limit schedule, effective June 23, 2025.

County	Gross Annual Income Limit
Anderson	$162,400
Boone	$195,650
Bourbon	$179,200
Bracken	$195,650
Bullitt	$169,050
Campbell	$195,650
Christian (Hopkinsville)	$153,475
Clark	$179,200
Daviess (Owensboro)	$150,850
Fayette (Lexington)	$179,200
Franklin (Frankfort)	$161,000
Gallatin	$195,650
Hancock	$148,925
Harrison	$148,225
Henry	$169,050
Jefferson (Louisville)	$169,050
Jessamine	$179,200
Kenton	$195,650
Lyon	$156,275
Madison (Richmond)	$154,700
McCracken (Paducah)	$157,850
McLean	$150,850
Meade	$151,900
Mercer	$159,075
Nelson	$153,125
Oldham	$169,050
Pendleton	$195,650
Scott	$179,200
Shelby	$185,150
Spencer	$169,050
Trigg	$153,475
Washington	$155,750
Woodford	$179,200
All other Kentucky counties	$147,350

⚠️ Source: KHC Secondary Market Gross Annual Applicant's Income Limitations, effective June 23, 2025. Purchase price limit: $544,232. KHC updates these limits periodically — always confirm the current figure for your county before writing an offer. Contact Joel at 502-905-3708 for the latest information.

Not sure if your household income qualifies? Call or text Joel Lobb at 502-905-3708 — he'll run a quick eligibility check at no cost before you start shopping.

Credit Score Requirements for KHC in 2026

KHC applies credit score overlays on top of the underlying mortgage program:

• Government loans (FHA, VA, RHS/USDA): 620 minimum credit score
• Conventional loans: 660 minimum credit score

One important point: each borrower on the loan must meet the minimum score requirement. Adding a co-borrower with insufficient credit can create an issue even when automated underwriting results appear favorable.

KHC DTI Rules in 2026: What Ratios Are Allowed?

KHC caps the maximum debt-to-income ratio at 50%. This matters because even if automated underwriting might allow a higher ratio in certain scenarios, the KHC cap can still be the limiting factor. If your buyer is close to the edge on qualifying, structure the purchase price and payment with the KHC DTI cap in mind from the start to avoid contract fallout late in the process.

Which Loan Programs Can Be Paired with KHC in 2026?

KHC down payment assistance must be paired with a KHC first mortgage. The underlying first mortgage is typically one of the following:

• FHA loans — 3.5% down required; mortgage insurance applies; 620 minimum score overlay
• VA loans — 0% down for eligible veterans; no monthly mortgage insurance; 620 minimum score overlay
• RHS/USDA 502 Guaranteed loans — 0% down in eligible rural areas; guarantee fees apply; 620 minimum score overlay
• Conventional loans — commonly 3% down; mortgage insurance rules apply; 660 minimum score overlay

The best fit depends on your credit, household income, property location (especially for USDA), and long-term payment tolerance. Joel will walk you through which option saves you the most money over time.

📋 Get Your Free KHC Eligibility Review Today

Joel Lobb has helped over 1,300 Kentucky families buy or refinance their home. With same-day approvals and 20+ years of experience, he knows exactly how to structure your KHC loan for a smooth closing.

📞 Call or Text: 502-905-3708

✉️ [email protected]

How Long Does It Take to Close a KHC Loan in 2026?

Most KHC purchase transactions fall into a 30–45 day closing window when documentation is clean and the file is structured correctly upfront. The biggest risk is documentation and eligibility verification. The cleanest closings happen when income, household income limits, and DTI planning are reviewed before the contract clock starts — which is exactly what Joel does on the front end.

Bottom Line

KHC down payment assistance in 2026 is a strong strategy for Kentucky buyers who are cash-limited but otherwise qualify. The rules are not complicated, but they are strict where it counts: household income limits, minimum credit overlays, a 50% DTI cap, and purchase price limits.

If you want to use KHC to reduce upfront cash, the best next step is a quick eligibility review with Joel. Once the file passes the program guardrails, you can shop confidently and structure your offer with realistic terms.

Kentucky FAQ: KHC Down Payment Assistance 2026

What is KHC down payment assistance in 2026?

KHC down payment assistance in 2026 is typically a repayable second mortgage (Regular DAP) that helps cover down payment, closing costs, and prepaid items when paired with a KHC first mortgage through a participating lender.

How much is KHC down payment assistance in 2026?

Regular DAP is up to $12,500 in $100 increments, repayable over 15 years at a fixed rate published by KHC. Contact Joel for the current rate.

What credit score do I need for KHC in 2026?

620 minimum for FHA/VA/RHS/USDA and 660 minimum for conventional. Each borrower on the loan must meet the minimum score requirement.

What is the max DTI for KHC loans in 2026?

KHC caps DTI at 50%. Even if automated underwriting might approve higher in some cases, the KHC cap controls the file.

Are there income limits for KHC down payment assistance in Kentucky?

Yes. KHC uses gross household income limits that vary by county and household size. Check the table above for your county, and call Joel to verify the current figures before writing an offer.

Can I use KHC down payment assistance for repairs?

No. KHC assistance is for down payment, closing costs, and prepaids — not repairs, renovations, or personal items.

Can I get KHC down payment assistance without a KHC first mortgage?

No. KHC down payment assistance is only available when paired with a KHC first mortgage through a participating lender.

Does KHC down payment assistance have to be repaid?

Yes. Regular DAP is a second mortgage repaid over 15 years, not a grant. Your monthly payment will include the first mortgage plus the DAP repayment. Joel can show you exactly what your total payment would look like.

🚀 Take the Next Step — It's Free & Fast

Apply online or call Joel today. Free mortgage application · Same-day approvals · No obligation.

📞 502-905-3708  |  ✉️ [email protected]

Joel Lobb · Mortgage Loan Officer · NMLS #57916 · Company NMLS #1738461

Kentucky Mortgage License Only  |  Equal Housing Lender

Disclosure: This content is for educational purposes only and is not a commitment to lend. Program guidelines, income limits, rates, and purchase price limits are subject to change without notice. Eligibility is subject to credit approval and program requirements. Income limits shown in the table above are approximate and provided for illustrative purposes — always verify current limits with a KHC-approved lender before contract acceptance. This website is not endorsed by the FHA, VA, USDA, KHC, or any government agency.

Joel Lobb · NMLS Personal ID: #57916 · Company NMLS ID: #1738461 · www.nmlsconsumeraccess.org · Equal Housing Lender

Kentucky Home Loan Comparison Guide — FHA, VA, USDA, and Conventional Loans Explained

If you are a first-time homebuyer in Kentucky, it's essential to have current information about loan programs. The same applies if you plan to refinance this year. The details in your mortgage quote can significantly impact your monthly payment. They can also affect your long-term costs. This is especially true since loan program fees and guidelines change annually.

We’ve updated our Kentucky Loan Comparison Chart . It reflects the latest program updates from FHA, VA, USDA, and Fannie Mae Conventional loans.

This quick visual guide helps Kentucky buyers easily compare down payment requirements, credit score guidelines, and monthly fees. This comparison makes it easier to choose the mortgage that fits your budget and goals.

 FHA Loan Updates 

Old FHA MIP: 0.85%
New FHA MIP: 0.55%

FHA Mortgage Insurance Premium (MIP) has been reduced from 0.85% to 0.55%. That’s a major savings for buyers using low-down-payment FHA financing.

This change can lower your monthly mortgage payment and make homeownership even more affordable for first-time buyers with moderate credit.

1. ✅ Minimum Down Payment: 3.5%
2. ✅ Minimum Credit Score: 580+
3. ✅ Best For: Buyers with limited savings or lower credit scores

USDA Loan Updates 

The USDA Rural Development Loan remains one of the best options. It offers 100% financing in eligible rural and suburban areas across Kentucky.

USDA Annual Fee: 0.35%
(based on the remaining principal balance, paid monthly)

1. ✅ Down Payment: 0%
2. ✅ Credit Score: Typically 620+
3. ✅ Income Limits Apply
4. ✅ Perfect For: Buyers looking to purchase outside city limits 

VA Loan Updates 

Old VA Funding Fee: 0–3.6%
New VA Funding Fee Range: 0.5–3.3%

The VA Home Loan continues to be one of the most powerful benefits available to Kentucky veterans and active-duty service members. For 2025, the VA funding fee has been slightly reduced. The reduction depends on your service type, loan type, and down payment amount.

And remember — veterans with service-connected disabilities or surviving spouses are exempt from the VA funding fee entirely.

1. ✅ Down Payment: 0%
2. ✅ Credit Score: Flexible
3. ✅ Funding Fee: 0.5–3.3% (Exempt for Disabled Veterans)
4. ✅ Best For: Veterans, Active-Duty, and Eligible Reservists

Conventional Loan Updates 

While Conventional loans still have flexible guidelines and competitive rates, buyers should note this. Private Mortgage Insurance (PMI) costs vary based on credit. They also vary based on down payment.

Updated PMI Range: 0.2%–2% annually

1. ✅ Down Payment: As low as 3%
2. ✅ Credit Score: 620+
3. ✅ Seller Concessions:

• 3% (less than 10% down)
• 6% (10–25% down)
• 9% (25%+ down)

This range gives you room to negotiate closing costs and minimize cash-to-close — a key advantage in today’s competitive market.

 Why This Update Matters for Kentucky Homebuyers

Each year, loan program fees change. Funding rates are also adjusted. Guidelines vary as well. The year 2025 brings meaningful updates that can directly affect your monthly affordability.

Whether you’re choosing between FHA, VA, USDA, or Conventional, understanding these differences helps you:

• Qualify with confidence
• Reduce monthly housing costs
• Maximize available down payment assistance
• Choose the most affordable loan program for your situation

If you’re exploring FHA, VA, USDA, or KHC loans in Kentucky, I can help you. You can compare your options side-by-side. It's just like the infographic above.

As a licensed Kentucky Mortgage Loan Officer (NMLS #57916), I have over 20 years of experience. I’ve helped more than 1,300 Kentucky families buy or refinance homes. I always use the best loan programs available.

Joel Lobb 

 Email - kentuckyloan@gmail.com 

 Call/Text - 502-905-3708

 www.mylouisvillekentuckymortgage.com
 911 Barret Ave., Louisville, KY 40204

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Evo Mortgage
Company NMLS# 1738461
Personal NMLS# 57916

Kentucky Mortgage Loan Expert For Kentucky FHA, VA, USDA, Fannie Mae and KHC Down payment Assistance Loans

Kentucky Mortgage Loan Programs | FHA, VA, USDA & Conventional Guide

Understanding the Four Main Mortgage Loan Programs in Kentucky

When buying a home in Kentucky, your mortgage will typically fall under one of four major loan programs: FHA, VA, USDA, or Conventional (Fannie Mae/Freddie Mac). Each program offers unique benefits depending on your credit, income, military status, and location. Below is a streamlined breakdown to help you determine the best fit for your situation.

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Conventional Loan

• Minimum down payment: 3%–5%
• Minimum credit score: 620 (680+ for best pricing)
• Mortgage insurance can be removed at 80% equity
• Best for: buyers with strong credit & stable income
• Bankruptcy wait: 4–7 years
• Foreclosure wait: 7 years
• Closing costs can be lender-paid (higher rate)

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Kentucky USDA Rural Housing Loan

• 100% financing (0% down)
• Credit score: 640+ for automated GUS approval
• Mortgage insurance: .35% monthly, 1% upfront
• Manual underwriting ratio caps: 29% / 41%
• Property must be USDA-eligible rural area
• Bankruptcy wait: 3 years
• No USDA loan limit

USDA Map Eligibility: Click here to check address eligibility

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Kentucky FHA Loan

• 3.5% down with 580+ score
• 10% down with scores 500–579
• Allows gifts + KHC down-payment assistance
• Mortgage insurance: 0.85% monthly, 1.75% upfront, MI for life
• Bankruptcy wait: 2 years (Ch. 7), 1 year Ch. 13
• Foreclosure wait: 3 years

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Kentucky VA Loan

• 0% down for veterans & eligible military
• No monthly mortgage insurance
• Funding fee: 2.3% first use / 3.6% subsequent (financed)
• Credit score: most lenders want 580+
• No income limits, no loan limits
• Bankruptcy/foreclosure wait: 2 years

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Kentucky Down Payment Assistance (KHC)

• $10,000 second mortgage repaid over 10 years
• Works with FHA, VA, USDA, Conventional
• Minimum credit score: 620 (660 for KHC Conventional)
• Max DTI: 50%

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Explore More Kentucky Home Loan Resources

• Kentucky First-Time Homebuyer Guide
• Kentucky FHA Loan Requirements
• Kentucky VA Home Loan Guide
• USDA Property Eligibility Map for Kentucky
• Documents Needed for a Mortgage Loan
• Start a Mortgage Pre-Approval

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Joel Lobb
Mortgage Loan Officer – Kentucky FHA, VA, USDA, KHC, Conventional
Evo Mortgage

Email: kentuckyloan@gmail.com
Call/Text: 502-905-3708
Website: www.mylouisvillekentuckymortgage.com
Address: 911 Barret Ave., Louisville, KY 40204

EVO Mortgage – NMLS #1738461
Joel Lobb – NMLS #57916

Louisville Kentucky First-Time Home Buyer Programs

FHA • VA • USDA • KHC Down Payment Assistance for Louisville & Jefferson County Buyers

Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA, Mortgage Broker – NMLS #57916 | Company NMLS #1738461 | Equal Housing Lender

Louisville Kentucky first-time home buyer programs can help you purchase with low or zero down payment.

Buying your first home in Louisville can feel overwhelming — especially when you're trying to compare loan programs, down payment options, and credit requirements. The good news is that Louisville and Jefferson County buyers have some of the strongest first-time home buyer programs in Kentucky, and many of them allow you to get into a home with low or even zero down payment.

This guide breaks down all the major Louisville Kentucky first-time home buyer programs — FHA, VA, USDA, and Kentucky Housing Corporation (KHC) Down Payment Assistance — and gives you the tools and links you need to make a confident decision.

Whether you're shopping in Germantown, PRP, Okolona, Jeffersontown, Shively, Valley Station, the Highlands, Hikes Point or anywhere else in Jefferson County, the right program can help you enter the market faster with less out-of-pocket cash.

FHA Loans for Louisville First-Time Buyers

FHA loans remain Louisville’s most widely used program for first-time buyers because they offer a low minimum down payment and flexible credit standards. They are especially helpful if you are transitioning from renting into your first home.

Key FHA Benefits

• 3.5% down payment when you meet minimum lender credit guidelines
• Down payment can be covered by gift funds, grants, or KHC down payment assistance
• More forgiving credit requirements than many conventional loans
• Competitive fixed interest rates
• Seller can pay up to 6% of the purchase price toward closing costs and prepaids

Most lenders prefer to see scores at or above 580 for FHA. If your score is lower, a structured credit improvement plan can often move you into qualifying range.

For more details on FHA in Kentucky, visit: Kentucky FHA Loan Requirements and Guidelines .

VA Home Loans for Louisville Veterans & Service Members (Zero Down)

If you are a veteran, active-duty service member, or eligible surviving spouse, a VA home loan is often the strongest option available when buying in Louisville.

Major VA Advantages

• Zero down payment required for eligible borrowers
• No monthly mortgage insurance (PMI)
• Competitive interest rates, often lower than FHA or conventional loans
• Flexible credit guidelines compared with many other loan programs
• Potential to reuse your VA benefit and even hold more than one VA loan in specific scenarios

To learn more about VA options in Kentucky, visit: Louisville & Kentucky VA Home Loan Lender Information .

USDA Rural Housing for Louisville & Surrounding Areas

While most of central Louisville does not qualify for USDA, many communities in the surrounding counties do. USDA can be an excellent zero-down solution if you are open to buying just outside the city.

USDA Zero-Down Features

• 100% financing — no down payment required
• Fixed-rate, 30-year terms
• Income-based eligibility with county and household size limits
• Seller-paid closing costs allowed within guidelines

USDA works especially well in parts of Bullitt, Oldham, Shelby, Spencer, Henry and other nearby counties that still offer reasonable commutes into Louisville.

For USDA guidelines and current income limits, see: Kentucky USDA Zero-Down Home Loan Program and 2026 Kentucky USDA Rural Housing Income Limits .

Kentucky Housing Corporation (KHC) Down Payment Assistance

Kentucky Housing Corporation (KHC) provides down payment assistance that pairs with FHA, VA, USDA, and conventional loans, making it a key tool for Louisville Kentucky first-time home buyers who need help with down payment and closing costs.

Common KHC Down Payment Assistance Options

• Regular DAP – Down payment assistance up to program limits, typically repaid over 15 years up to $12,500 at 4.75$ rate in the form of a second mortgage
• Affordable DAP – Often offers a lower interest rate and targets lower-to-moderate income households

Many Louisville buyers use KHC to dramatically reduce the cash needed at closing. It’s often combined with FHA or conventional loans to make homeownership more achievable.

For current KHC DPA amounts and requirements, visit: Kentucky Housing Corporation Down Payment Assistance (KHC DAP) .

Income, Credit & Purchase Price Guidelines

Each program that serves Louisville Kentucky first-time home buyers has its own set of income limits, credit thresholds, and purchase price considerations. Here is a general snapshot:

• FHA: No formal income limit; minimum 3.5% down; many lenders prefer 580+ scores.
• VA: No set income limit; 0% down; underwriting focuses on residual income and overall financial stability.
• USDA: Income limits by household size and county; property must be USDA-eligible; many lenders like to see 620+ scores.
• KHC DAP: Income limits and purchase price caps that vary by county; typically more comfortable starting around 620+ scores for assistance.

For a deeper dive on credit scores specifically, see: Minimum Credit Score Needed to Buy a Home in Kentucky .

You can also review a statewide summary at: Kentucky First-Time Home Buyer Programs Overview .

Mortgage Pre-Approval Documents for Louisville Buyers

A strong pre-approval helps you negotiate with confidence and shows Louisville sellers that you are serious and ready. Most buyers are asked for:

• Most recent 30 days of pay stubs
• W-2s for the last two calendar years
• Most recent 30 days of bank statements (all pages for checking and savings)
• Statements for 401(k) or retirement accounts, if applicable
• Driver’s license and authorization for a credit review

For a full checklist, visit: Documents Needed for a Mortgage Loan Approval in Kentucky .

Frequently Asked Questions about Louisville Kentucky First-Time Home Buyer Programs

Do I have to be a first-time buyer to use these Louisville programs?

Not always. FHA, VA and USDA loans do not require you to be a first-time buyer as long as you meet occupancy and guideline requirements. Some KHC down payment assistance options are reserved for first-time buyers, but others are available to repeat buyers who meet the income, credit, and property criteria.

Do Louisville sellers help with closing costs?

Yes. With FHA, sellers can typically pay up to 6% of the purchase price toward closing costs and prepaids. Conventional, VA, and USDA also allow seller contributions within their own limits. Properly structuring your offer can significantly reduce your cash needed at closing.

Is it still possible to buy with zero down in or around Louisville?

Yes. Eligible veterans and active-duty borrowers can use VA loans with no down payment. Many areas just outside Louisville qualify for USDA zero-down financing. In some scenarios, KHC down payment assistance can also help you cover the minimum down payment on FHA or conventional loans.

What credit score do I need to buy a home in Louisville, Kentucky?

Every situation is unique, but as a general rule:

• Many FHA lenders look for scores at or above 580+.
• USDA and KHC DAP are often more comfortable starting around 620+.
• VA loans can sometimes approve with lower scores when residual income and overall file strength are solid.

If you are not there yet, a targeted credit improvement strategy can often get you into qualifying range faster than you might expect.

Watch: Louisville First-Time Home Buyer Programs Explained (Video)

Prefer to watch a quick breakdown instead of reading? In this short video, I walk through FHA, VA, USDA, and KHC options for Louisville first-time home buyers and explain how to choose the right fit.

Ready to See Which Louisville Kentucky First-Time Home Buyer Program Fits You?

You don’t have to guess which combination of FHA, VA, USDA and KHC down payment assistance is best for your situation. I will run the numbers side by side for you, including estimated payments, total cash to close, and long-term savings.

Next steps:

• Call or text: 502-905-3708
• Email: kentuckyloan@gmail.com
• Start online: Click here to start your secure mortgage application

Once I have your basic information and documents, we can typically issue a strong pre-approval in as little as 24–48 hours on most files, so you can shop with confidence in the Louisville market.

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Joel Lobb – Mortgage Broker, FHA, VA, USDA, KHC, Fannie Mae
EVO Mortgage • Helping Kentucky Homebuyers Since 2001
NMLS #57916 | Company NMLS #1738461
Equal Housing Lender • www.nmlsconsumeraccess.org

This is not a commitment to lend. All loans are subject to credit approval, acceptable collateral, and program guidelines. Terms and conditions are subject to change without notice.

4 Things Every Borrower Needs to Know to Get Approved for a Mortgage Loan In Kentucky

Thank you for visiting. I hope you find this website both informative and empowering as you explore your Kentucky mortgage options. My goal is to help you feel confident in selecting the right home loan for your unique situation.

I proudly serve all 120 counties in Kentucky, offering a full range of mortgage loan programs, including:

• FHA Loans

• VA Loans

• USDA Rural Housing Loans

• Fannie Mae Conventional Loans

• KHC Down Payment Assistance Programs

With over 20 years of lending experience, I’ve had the privilege of helping more than 1,300 Kentucky families achieve their homeownership goals. Whether you're a first-time homebuyer or seeking a second opinion, I’m here to offer honest, no-pressure advice—always free of charge.

I am dedicated to:

• Attending as many closings as possible

• Providing responsive, personalized service

• Ensuring quick, efficient, and accurate loan processing

• Making myself accessible every step of the way

I've been consistently recognized as a top mortgage loan officer in Kentucky for VA, FHA, USDA, and KHC programs. I take pride in being thorough, transparent, and attentive with each and every client.

Please take a moment to read my reviews below. If you have questions or need guidance, feel free to call or text me directly.

Chasity Wray

I would 100% recommend Joel & Dawn! They helped make a goal for my family a reality. From start to finish they helped me every step of the way. I will forever be thankful for them. Day or night, any worry or thought I had I never had to wait for a response, they really kept me sane during the stresses of being a first time buyer. I found Joel on YouTube when I was doing research before I decided to start the process of buying, turned out he was actually right here in Kentucky and so it was meant for me to go with them! Thank you both for everything, The Wray Family! 

Cee Bell

10 reviews

Absolutely Amazing!! I emailed Joel after I had just got a denial from a bank and just thought i would try to get some advice on what my next steps would be to get a house. I honestly didn't expect to even get a reply because my credit is not great. That was about a week and a half ago. I just signed a contract on a house last night. ONLY because of Joel Lobb. He even worked with us throughout the weekend, which shocked me. Best decision I have ever made. THANK YOU SO MUCH FOR WORKING WITH US THROUGHOUT THE ENTIRE PROCESS

2 reviews


We were afraid we wouldn’t get approved for a loan because we didn’t have the best credit scores. But with Joel’s help he got us approved for a FHA. We closed on our home about 2 weeks ago! Joel was quick at responding to any of our questions and concerns. He was polite and professional when it came to our needs. We couldn’t have done this without Joel! THANKS AGAIN

Beth Ratliff

5  reviews • 

Absolutely the best experience buying my home. Everyone else turned me away. I done a google search for lenders and found Joel, and he gave me a chance. I faced a lot of personal road blocks during this process but he stuck it out with me. I was guided on what needed to be done and trusted his guidance wholeheartedly. We finally made it to the end and I worked with a lady named Dawn. She as well seen road blocks I encountered but stuck it out with me also. I emailed them with more questions than I should have, and they probably wished I didn’t send so many haha but they never failed to respond. If anyone can take owning a home from a dream to a reality, it’s Joel and his team!

Oggie Hall

5 reviews •

Mr. Joel Lobb was an important part of why we had a successful and very pleasant experience in purchasing our new home, he was very professional and knowledgeable in the process . He explained what we was to expect and was there for us as new home buyers in our corner every day and night I would recommend him to anyone and everyone he is a must have in your home buying journey.

Brandon Crook
3 reviews 

Thank god for this man. He is amazing. He Helped me from start to finish. When I first started looking for a house I knew nothing about the process or what it took to purchase a home. He broke everything down from start to finish. Helped me to get get my credit in order. Very professional and knowledgeable gentleman. If you are a first time home buyer or this is your 10th home. This is the man you need to see ASAP! I greatly appreciate everything he has done for my family. We love our new home! I can’t thank him enough! 10 stars!!!

The 4 things below underwriters review for a Mortgage Loan Approval 
⬇️

1. Income

You need income. You need to be able to afford the home. But what is acceptable income? Let’s just say that there are two ratios mortgage underwriters look at to qualify you for mortgage payment:

First Ratio – The first ratio, top ratio or housing ratio. Basically, that means out of all the gross monthly income you make, that no more that X percent of it can go to your housing payment. The housing payment consists of Principle, Interest, Taxes and Insurance. 

Whether you escrow or not every one of these items are factored into your ratio. There are a lot of exceptions to how high you can go, but let’s just say that if your ratio is 33% or less, generally, across the board, you’re safe.

Second Ratio- The second ratio, bottom ratio or debt ratio includes the housing payment, but also adds all of the monthly debts that the borrower has. So, it includes housing payment as well as every other debt that a borrower may have. 

This would include, Auto loans, credit cards, student loans, personal loans, child support, alimony…. basically any consistent outgoing debt that you’re paying on. Again, if you’re paying less than 45% of your gross monthly income to all of the debts, plus your proposed housing payment, then……generally, you’re safe. You can go a lot higher in this area, but there are a lot of caveats when increasing your back ratio.

What qualifies as income? 

Basically, it’s income that has at least a proven, two-year history of being received and pretty high assurances that the income is likely to continue for at least three years. What’s not acceptable? Unverifiable cash income, short term income and income that’s not likely to continue like unemployment income, student loan aid, VA education benefits, or short-term disability are not allowed for a mortgage loan.

2. Assets

What the mortgage underwriter is looking for here is how much can you put down and secondly, how much will you have in reserves after the loan is made to help offset any financial emergencies in the future.

Do you have enough assets to put the money forth to qualify for the down payment that the particular program asks for? 

The only 100% financing or no money down loans still available in Kentucky for home buyers are available through USDA, VA, and KHC or Kentucky Housing Loans. Most other home buyers that don't qualify for the no money down home loans mentioned above, will turn to the FHA program. 

FHA loans currently requires a 3.5% down payment and Fannie Mae, or Conventional loans require a 3% to 5% down payment. The more you put down, the better your rate and terms usually and your chances of qualifying.

Kentucky Home buyers that have access to putting down at least 5% or more, will usually turn to Fannie Mae or Freddie Mac mortgage programs so they can get better pricing when it comes to mortgage insurance.

These assets need to be validated through bank accounts, 401k or retirements account and sometimes gifts from relatives or employer. Can you borrow the down payment? Sometimes.

 Generally, if you’re borrowing a secured loan against a secured asset you can use that. But rarely can cash be used as an asset. 

FHA will allow for gifts from relatives for down payments with little as 3.5% down but Fannie Mae will require a 20% down payment when a gift is being used for the down payment on the home.

The down payment scenarios listed above are for Kentucky Primary Residences only. There are stricter down payment requirements for investment homes made in Kentucky.

3. Credit

580 to 620 is the bottom score (again with few exceptions) that lenders will permit. Below a 620, then you have to look at doing a FHA loan or VA loan if you are a veteran. Even at 620, people consider you a higher risk that other folks and are going to penalize you or your borrower with a more expensive loan. 720 is when you really start to get in the “as a lender we love you” credit score. 760 is even better.

 Watch your credit scores carefully. You have three credit scores, and the lender will take your middle score. For example, let's say you have a 590 on Transunion, 679 on Experian, and a 618 on Equifax. Then your middle qualifying credit score will be 618 credits score.

If you absolutely cannot get your credit scores up to 620, then FHA will be a good option for you. FHA states that if your fico credit score is 580 or above, they will allow for a 3.5% down payment, and if below 580, you will need 10% down payment.

There are a lot of mortgage lenders that will not go below 580 to 620 range, so keep that in mind when you are shopping for a mortgage lender, because they create credit overlays.

Kentucky FHA Mortgage Loans currently requires 3 years removal from a foreclosure or short sale and 2 years on a bankruptcy with good reestablished credit.

Kentucky Fannie Mae Mortgage Loans currently requires 4 years removal from a bankruptcy, and 7 years on a foreclosure.

Kentucky VA Mortgage Loans currently requires 2 years removal from a bankruptcy or foreclosure with good, reestablished credit.

Kentucky USDA loans require 3 years removal from bankruptcy and foreclosure with good re established credit.

Which credit score is used to qualify for a Mortgage loan in Kentucky?

4. Appraisal

Generally, there’s nothing you can do to affect this. Bottom line here is…..”is the value of the house at least the value of what you’re paying for it?” If not, then not good things start to happen. Generally you’ll find less issues with values on purchase transactions, because, in theory, the realtor has done an accurate job of valuing the house prior to taking the listing. The big issue comes in refinancing. In purchase transactions, the value is determined as the


Lower of the value or the contract price!!!


That means that if you buy a $1,000,000 home for $100,000, the value is established at $100,000. Conversely, if you buy a $200,000 home and the value comes in at $180,000 during the appraisal, then the value is established at $180,000. Big issues….Talk to your loan officer.



For each one of these boxes, there are over 1,000 things that can effect if a borrower has reached the threshold to complete that box. Soo…..talk to a great loan officer. There are so many loan officers that don’t know what they’re doing. But, conversely, there’s a lot of great ones as well. Your loan is so important! Get a great lender so that you know, for sure, that the loan you want, can be closed on!

5 Most Popular Kentucky Home Loan Programs below:⬇️

Conventional Loan

• At least 3%-5% down

• Closing costs will vary on which rate you choose and the lender. Typically the higher the rate, the lesser closing costs due to the lender giving you a lender credit back at closing for over par pricing. Also, called a no-closing costs option. You have to weigh the pros and cons to see if it makes sense to forgo the lower rate and lower monthly payment for the higher rate and less closing costs.

Fico scores needed start at 620, but most conventional lenders will want a higher score to qualify for the 3-5% minimum down payment requirements Most buyers using this loan have high credit scores (over 720) and at least 5% down.

The rates are a little higher compared to FHA, VA, or USDA loan but the mortgage insurance is not for life of loan and can be rolled off when you reach 80% equity position in home.

Conventional loans require 4-7 years removed from Bankruptcy and foreclosure.

KENTUCKY FANNIE MAE LOAN LIMITS IN 2026 FOR CONVENTIONAL MORTGAGE LOANS href="https://www.fhfa.gov/data/conforming-loan-limit-cll-values">Kentucky 2026 Conforming Loan Limits

Area Type	2026 1-Unit Loan Limit	Notes
Most U.S. Areas (Baseline)	$832,750	Increased from $806,500 in 2025
High-Cost Areas (Ceiling)	$1,249,125	150% of baseline conforming limit
Alaska, Hawaii, Guam, U.S. Virgin Islands	$1,249,125 – $1,873,675	Higher statutory limits apply in these areas

Source: Federal Housing Finance Agency (FHFA). Loan limits shown apply to 1-unit properties for 2026.

These new limits allow Kentucky homebuyers to finance larger homes while still qualifying for conforming loans, avoiding the stricter requirements and higher rates of jumbo loans.

The FHFA determines the conforming loan limit each year, basing it on the average U.S. home value over the past four quarters.

Kentucky USDA Rural Housing Program

If you meet income eligibility requirements and are looking to settle in a rural area, you might qualify for the KY USDA Rural Housing program. The program guarantees qualifying loans, reducing lenders’ risk and encouraging them to offer buyers 100% loans. That means Kentucky home buyers don’t have to put any money down, and even the “upfront fee” (a closing cost for this type of loan) can be rolled into the financing.

Fico scores ****.usually wanted for this program center around 620 range, with most lenders wanting a 640 score so they can obtain an automated approval through GUS. GUS stands for the Guaranteed Underwriting system, and it will dictate your max loan pre-approval based on your income, credit scores, debt to income ratio and assets.

They also allow for a manual underwrite, which states that the max house payment ratios are set at 29% and 41% respectively of your income.

They loan requires no down payment, and the current mortgage insurance is 1% upfront, called a funding fee, and .35% annually for the monthly mi payment. Since they recently reduced their mi requirements, USDA is one of the best options out there for home buyers looking to buy in an rural area.

A rural area typically will be any area outside the major cities of Louisville, Lexington, Paducah, Bowling Green, Richmond, Frankfort, and parts of Northern Kentucky .

There is a map link below to see the qualifying areas.

Income Limits for: Most Locations

New Kentucky USDA Rural Housing  Income limits for most counties in 2024 (*) in Kentucky are $112,450 for a household family of four and household families of five or more  can make up to $148,450 with the new changes for 

2025 Kentucky USDA Income limits, 

2025 Kentucky USDA Rural Housing Income Limits by County Type

🏠 Standard Kentucky Counties

USDA Rural Housing Loan Limits 2025:

$119,850

1–4 Person Household Income Limit

$158,250

5–8 Person Household Income Limit

🏙️ Northern Kentucky Metro Counties

Higher USDA Income Limits 2025:

$128,600

1–4 Person Household Income Limit

$169,800

5–8 Person Household Income Limit

Kentucky USDA Rural Housing 2026 Higher Income Limits Apply To: Boone County, Campbell County, Gallatin County, and Kenton County (Cincinnati MSA counties qualify for increased USDA rural development loan limits)

USDA requires 3 years removed from bankruptcy and foreclosure.

There is no max USDA loan limit.

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Kentucky FHA Loan

FHA loans are good for home buyers with lower credit scores and no much down, or with down payment assistance grants. FHA will allow for grants, gifts, for their 3.5% minimum investment and will go down to a 580 credit score.

The current mortgage insurance requirements are kind of steep when compared to USDA, VA , but the rates are usually good so it can counteracts the high mi premiums.

As I tell borrowers, you will not have the loan for 30 years, so don’t worry too much about the mi premiums.

The mi premiums are for life of loan like USDA.

FHA requires 2 years removed from bankruptcy and 3 years removed from foreclosure.

The new Kentucky FHA Mortgage Loan Limits for for FHA case numbers assigned on or after January 1, 2026:

Kentucky 2026 FHA Loan Limits 
• Floor (Low-Cost Areas):
  • 1-Unit: $541,287
  • 2-Units: $693,050 / $693,063
  • 3-Units: $837,700 / $837,720
  • 4-Units: $1,041,138 / $1,041,125 

Kentucky VA Loan

VA loans are for veterans and active duty military personnel. The loan requires no down payment and no monthly mi premiums, saving you on the monthly payment. It does have an funding fee like USDA, but it is higher starting at 2.3% for first time use, and 3.6% for second time use. The funding fee is financed into the loan, so it is not something you have to pay upfront out of pocket.

VA loans can be made anywhere, unlike the USDA restrictions, and there is no income household limit.

Most VA lenders I work with will want a 580 credit score even though on paper, VA says they don't have a minimum credit score.

VA requires 2 years removed from bankruptcy or foreclosure.

VA Loan Limits for 2025 in Kentucky

As announced previously by VA in Circular 26-19-30 (which provides interim guidance on implementing "The Blue Water Navy Vietnam Veterans Act of 2019") the conforming loan limit cap on guarantees was removed for Veterans with full entitlement. For Veterans who have previously used entitlement and the entitlement has not been restored, the maximum amount of guaranty entitlement available to the Veteran (for a loan above $144,000) is 25 percent of the conforming loan limit reduced by the amount of entitlement previously used (not restored) by the Veteran. 

As a reminder, Veterans are able to use their VA Home Loan Guaranty benefit regardless of loan amount, but in order to purchase homes with loan amounts above the conforming loan limits, Veterans with partial entitlement may be required to make a down payment on amounts in excess of the conforming loan limit. Regardless of full or partial entitlement, the VA guaranty plus any required down payment must total 25% of the loan amount.

Kentucky Down Payment Assistance

 KHC Loan (Kentucky Housing Loan with Down Payment Assistance)

 

The first no money-down home  loan program offered by Kentucky Housing and other lenders in the state of Kentucky currently offers up to $10,000 in down payment assistance (DAP) 

     

• Informational Flyer
  
• First-time homebuyers statewide in non-targeted areas​​
  
• First-time and repeat homebuyers statewide in targeted areas
  
• 30-year fixed interest rate
  
• Principal residence ONLY
  
• Purchase Price Limit: $544,232
  
• Borrower must meet KHC's MRB Income Limits
  

​​​​

​​​​​Secondary Market Funding Source

• First-time and repeat homebuyers statewide
  
• 30-year fixed interest rate
  
• Principal residence ONLY
  
• Purchase Price Limit:  $544,232​
  
• Borrower must meet KHC's Se​​condary Market Income Limits

  

    Need to be 2 years removed from a Chapter 7 Bankruptcy and 3 years removed from a foreclosure.

 

Kentucky First Time Home Buyer Common Questions and Answers below:👇

∘ What kind of credit score do I need to qualify for different first time home buyer loans in Kentucky?

Answer. Most lenders will wants a middle credit score of 620 to 640 for KY First Time Home Buyers looking to go no money down. The two most used no money down home loans in Kentucky being USDA Rural Housing and KHC with their down payment assistance will want a 620 to 640 middle score on their programs.


If you have access to 3.5% down payment, you can go FHA and secure a 30 year fixed rate mortgage with some lenders with a 580 credit score. Even though FHA on paper says they will go down to 500 credit score with at least 10% down payment, you will find it hard to get the loan approved because lenders will create overlays to protect their interest and maintain a good standing with FHA and HUD.


Another popular no money down loan is VA. Most VA lenders will want a 620 middle credit score but like FHA, VA on paper says they will go down to a 500 score, but good luck finding a lender for that scenario.


A lot of times if your scores are in the high 500’s or low 600’s range, we can do a rapid rescore and get your scores improved within 30 days.

∘ Does it costs anything to get pre-approved for a mortgage loan?

Answer: Most lenders will not charge you a fee to get pre-approved, but some lenders may want you to pay for the credit report fee upfront. Typically costs for a tri-merge credit report for a single borrower runs about $50 or less. Maybe higher if more borrowers are included on the loan application.

∘ How long does it take to get approved for a mortgage loan in Kentucky?

Answer: Typically if you have all your income and asset documents together and submit to the lender, they typically can get you a pre-approval through the Automated Underwriting Systems within 24 hours. They will review credit, income and assets and run it through the different AUS (Automated Underwriting Systems) for the template for your loan pre-approval. Fannie Mae uses DU, or Desktop Underwriting, FHA and VA also use DU, and USDA uses a automated system called GUS. GUS stands for the Guaranteed Underwriting System.


If you get an Automated Approval, loan officers will use this for your pre-approval. If you have a bad credit history, high debt to income ratios, or lack of down payment, the AUS will sometimes refer the loan to a manual underwrite, which could result in a longer turn time for your loan pre-approval answer

∘ Are there any special programs in Kentucky that help with down payment or no money down loans for KY First Time Home Buyers?

Answer: There are some programs available to KY First Time Home Buyers that offer zero down financing: KHC, USDA, VA, Fannie Mae Home Possible and HomePath, HUD $100 down and City Grants are all available to Kentucky First Time Home buyers if you qualify for them. Ask your loan officer about these programs

∘ When can I lock in my interest rate to protect it from going up when I buy my first home?

Answer: You typically can lock in your mortgage rate and protect it from going up once you have a home picked-out and under contract. You can usually lock in your mortgage rate for free for 90 days, and if you need more time, you can extend the lock in rate for a fee to the lender in case the home buying process is taking a longer time. The longer the term you lock the rate in the future, the higher the costs because the lender is taking a risk on rates in the future.


Interest rates are kind of like gas prices, they change daily

∘ How much money do I need to pay to close the loan?

Answer: Depending on which loan program you choose, the outlay to close the loan can vary. Typically you will need to budget for the following to buy a home: Good faith deposit, usually less than $500 which holds the home for you while you close the loan. You get this back at closing; Appraisal fee is required to be paid to lender before closing. 

Typical costs run around $500-$650 for an appraisal fee; home inspection fees. Even though the lender’s programs don’t require a home inspection, a lot of buyers do get one done. The costs for a home inspection runs around $300-$400. 

Lastly, termite report. They are very cheap, usually $50 or less, and VA requires one on their loan programs. FHA, KHC, USDA, Fannie Mae does not require a termite report, but most borrowers get one done.


There are also lender costs for title insurance, title exam, closing fee, and underwriting fees that will be incurred at closing too. You can negotiated the seller to pay for these fees in the contract, or sometimes the lender can pay for this with a lender credit. The lender has to issue a breakdown of the fees you will incur on your loan pre-approval.

How long is my pre-approval good for on a Kentucky Mortgage Loan?

Answer: Most lenders will honor your loan pre-approval for 120 days. After that, they will have to re-run your credit report and ask for updated pay stubs, bank statements, to make sure your credit quality and income and assets has not changed from the initial loan pre-approval.

How much money do I have to make to qualify for a mortgage loan in Kentucky?

Answer: The general rule for most FHA, VA, KHC, USDA and Fannie Mae loans is that we run your loan application through the Automated Underwriting systems, and it will tell us your max loan qualifying ratios.


There are two ratios that matter when you qualify for a mortgage loan. The front-end ratio, is the new house payment divided by your gross monthly income. The back-end ratio, is the new house payment added to your current monthly bills on the credit report, to include child support obligations and 401k loans.

Car insurance, cell phone bills, utilities bills does not factor into your qualifying rations.

If the loan gets a refer on the initial desktop underwriting findings, then most programs will default to a front end ratio of 31% and a back-end ratio of 43% for most government agency loans that get a refer. You then take the lowest payment to qualify based on the front-end and back-end ratio.

So for example, let’s say you make $3000 a month and you have $400 in monthly bills you pay on the credit report. What would be your maximum qualifying house payment for a new loan?

Take the $3000 x .43%= $1290 maximum back-end ratio house payment. So take the $1290-$400= $890 max house payment you qualify for on the back-end ratio.

Then take the $3000 x .31%=$930 maximum qualifying house payment on front-end ratio.

So now you know! The max house payment you would qualify would be the $890, because it is the lowest payment of the two ratios.

10 mortgage facts will give you an advantage when shopping for a home loan in KY!👇

1. Mortgage Rates Change

Just like the stock market, mortgage rates change throughout the day. Mortgage rates you see today may not be available tomorrow. If you are in the market for a mortgage loan, be sure to check the current rates being offered by lenders. If you have already done your research and have found your dream home consider locking in your rate as soon as possible.



2. Different Lenders Charge Different Fees


Don’t expect every lender to charge the same fees for a mortgage loan. Every lender structures their fees differently, which is why it is important to shop with at least 3 lenders to compare. Next time you apply for a mortgage loan pay attention to the rates, points being charged and closing costs.



3. Lenders Can Sell Your Loan to Another Bank


Many borrowers have experience getting a mortgage loan with a certain lender only to find out that the loan has been sold to another bank. This occurs because lenders need to free up their liabilities in order to make room to give out more loans. This does not affect your mortgage whatsoever, but it’s important to pay close attention to your mortgage statement and any correspondence you receive in the mail to make sure you do not make payments to the wrong bank.



4. Your Middle Credit Score Matters



When you apply for a mortgage loan, the lender will pull your credit scores from three credit bureaus (Transunion, Equifax and Experian) to help them determined if you are credit worthy. Your middle score of the three is what lenders will use for loan qualification. However, the underwriter will review all three scores as part of the loan underwriting process. If you pull your own credit score through a website online, the credit scores displayed to you may be different than what lenders use because they use different reporting systems.



5. You Can Refinance Your Home Loan Anytime



You can refinance your mortgage anytime, but it doesn’t necessarily mean you should. Think about why you want to refinance. Is because you want to lower your monthly payments, to change the type of loan you are in or to take cash out from your equity? Whatever the reason is, make sure that it makes financial sense.


6. You Can Get a Mortgage Loan After a Foreclosure


Many homeowners have experienced a foreclosure after the recent mortgage crisis. There is good news for these borrowers because they can get a mortgage loan after foreclosure. There are waiting periods involved, for example, to apply for an FHA loan you must wait three years after foreclosure to apply. If you want to get a conventional loan the waiting period is seven years from foreclosure. For those seeking a VA loan, the waiting period is two-years.


There are exceptions to the waiting periods, but you have to show the lender that your foreclosure was caused by an event outside your control, such as losing your job or being seriously ill.


8. Good Credit Allows you to Get Better Mortgage Rates



Good credit scores mean a better rate in any type of loan, especially a mortgage loan. Your credit heavily impacts the type mortgage loan you will qualify for. To maintain a good credit report, make sure you monitored it closely. One of the advantages to good credit is that more banks will want to compete for your business, therefore giving you leverage to negotiate the closing costs.



9. Know Your Annual Percentage Rate (APR)


Knowing your APR will allow you see the true cost of your loan. While the interest rate shows the annual cost of your loan, the APR includes other fees such as origination points, admin fees, loan processing fees, underwriting fees, documentation fees, private mortgage insurance and escrow fees.


There may be more or less fees included in the ARP from what we mentioned. To be sure what fees are included in the APR, ask your lender to give you a breakdown of the closing costs included.


10. You Can Always Reduce Closing Costs


One way to reduce closing costs is to have the sellers contribute towards the closing costs when purchasing your home. This can be negotiated between the buyer and the sellers in the purchase contract. The amount the seller can contribute will depend on the type of loan. Another way to save on closing costs is to have the lender give you a credit to cover out of pocket loan costs.

I specialize in assisting Kentucky First-Time Homebuyers with mortgage loans, including FHA, VA, USDA & Rural Housing, KHC (Kentucky Housing Corporation), and Fannie Mae programs. With over 20 years of experience in the mortgage industry, I’ve helped more than 1,300 Kentucky families achieve their dream of homeownership or refinance their current mortgages to secure lower payments.

Whether you’re a first-time buyer or looking to refinance, I am here to guide you through every step of the process with personalized attention, expert advice, and the best loan options available to fit your unique needs.

Down Payment Assistance:
For Kentucky first-time homebuyers, we still have down payment assistance available through KHC programs. These funds can make a huge difference in reducing upfront costs and making homeownership more accessible.

Why Work With Me?

Local Expertise: I know the ins and outs of Kentucky’s housing market and loan programs.

Fast Approvals: I offer free mortgage applications with same-day approvals to keep the process moving quickly.

Customized Loan Solutions: Whether you’re buying a home or refinancing, I’ll find the right loan program to fit your needs.

Personalized Service: I treat every client like family, ensuring you’re supported and informed throughout the process.

About My Website
Visit my website for a wealth of resources tailored to Kentucky homebuyers. You’ll find:

Step-by-step guides for first-time homebuyers.

Information on loan programs like FHA, VA, USDA, and KHC.

Tools to help you calculate potential payments and affordability.

Blog posts with tips and updates on the Kentucky housing market.

A secure portal to start your loan application and upload documents.

Please Note: My website is not endorsed by the FHA, VA, USDA, or any government agency. It is an independent platform created to educate and assist homebuyers with expert advice and accessible tools.

 Email - kentuckyloan@gmail.com 

2.   Call/Text - 502-905-3708

Joel Lobb
Mortgage Loan Officer - Expert on Kentucky Mortgage Loans

Licensing Info: Kentucky Mortgage Loan Only

NMLS Personal ID: 57916

Company NMLS ID: 1738461
www.nmlsconsumeracces.org
Equal Housing Lender

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NMLS 57916  | Company NMLS #173846

The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people.
(www.nmlsconsumeraccess.org).

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