Kentucky FHA Mortgage Changes for 2025 Kentucky Home Buyers

🏠 Kentucky FHA Mortgage Loans

Expert Kentucky FHA Lending with 20+ Years Experience

Helping Kentucky Families Achieve Homeownership Since 2003

🔥 NEW: 2025 FHA Appraisal Updates in Effect!

June 27, 2025: HUD released Mortgagee Letter 2025-18 with streamlined FHA appraisal requirements. Faster approvals, less paperwork, and better alignment with conventional loans!

🎯 Top 5 Reasons Kentucky Families Choose FHA Loans

💰

Low Down Payment

Just 3.5% down payment required - much lower than conventional loans

📊

Flexible Credit

Minimum 580 credit score for 3.5% down, 500-579 for 10% down

🤝

Seller Paid Closing Costs

Sellers can contribute up to 6% toward your closing costs

💼

Flexible Income

Various income sources accepted with proper documentation

💑

Qualify Without Spouse

Can qualify individually even if spouse has poor credit

🆕 What's New: 2025 FHA Appraisal Changes

HUD's latest updates make FHA loans even more attractive for Kentucky homebuyers:

• 🚫 Eliminated: Remaining Economic Life requirements for appraisers
• 📷 Streamlined Photos: No more attic or crawl space photos required
• 📊 Fewer Comps: Reduced comparable sales requirements in dynamic markets
• ⚡ Faster Process: Quicker appraisal turnaround times
• 🎯 Better Consistency: Closer alignment with conventional loan standards

💡 What This Means for You

These changes make FHA loans more competitive in Kentucky's fast-moving real estate market. Your FHA offer can now compete more effectively with conventional financing, especially when combined with our available down payment assistance programs!

📋 Kentucky FHA Loan Requirements

Requirement	Details
Credit Score	580+ for 3.5% down | 500-579 for 10% down
Down Payment	3.5% minimum (can be gifted from family or qualified sources)
Co-Signer	Yes - non-occupying co-borrowers allowed to help qualify
Debt-to-Income	Typically 43% or less (higher with strong compensating factors)
Employment	2 years steady work history (fixed income sources accepted)
CAIVRS	Must have clear CAIVRS (no outstanding federal debt)
Property Types	Single family, condos, 2-4 unit properties, manufactured homes
Mortgage Insurance	Required for all FHA loans - based on loan-to-value and term (not credit score or DTI like conventional PMI)

💰 Kentucky FHA Loan Limits (2025)

Maximum FHA Loan Amounts by County

The maximum FHA loan amount varies by county in Kentucky. Current limits include:

• Base Limit: $524,225
• Mid-Range Counties: $671,200
• Higher Cost Areas: $811,275
• Highest Limit Counties: $1,008,300

Maximum Financing: 97.75% of appraised value or sales price (whichever is lower)

Contact me for specific loan limits in your Kentucky county - limits vary by location. I'll help you determine the exact limit for your area.

🏡 Available Kentucky FHA Loan Types

Purchase Loans

• FHA Purchase: Buy your primary residence with just 3.5% down
• FHA + KHC: Combine with Kentucky Housing Corporation down payment assistance

Refinance Options

• Rate/Term Refinance: Lower your rate or change loan terms
• Cash-Out Refinance: Access your home's equity for renovations, debt consolidation
• FHA Streamline: Quick refinance for existing FHA borrowers (no appraisal needed)

✅ Pros and Cons of FHA Loans

✅ Advantages

• Low 3.5% down payment
• Flexible credit requirements
• Competitive interest rates
• Down payment can be gifted
• Seller can pay closing costs
• Available after bankruptcy/foreclosure
• No prepayment penalties

⚠️ Considerations

• Mortgage insurance required
• Primary residence only
• Loan limits apply
• Property must meet FHA standards
• Upfront mortgage insurance premium

🕐 Waiting Periods After Financial Events

Event	Standard Waiting Period	With Extenuating Circumstances
Chapter 7 Bankruptcy	4 years	2 years
Chapter 13 Bankruptcy	2 years from discharge	1 year with court approval
Foreclosure	3 years	3 years (with conditions)
Short Sale/Deed-in-Lieu	3 years	2 years

🎁 Kentucky Down Payment Assistance Available

Kentucky Housing Corporation (KHC) Programs

We still have down payment assistance available through KHC programs for qualified Kentucky first-time homebuyers. These funds can significantly reduce your upfront costs and make homeownership more accessible.

Program Benefits:

• Up to $10,000 in KHC down payment assistance
• 5% grant available for qualified borrowers
• Below-market interest rates
• Can be combined with FHA loans
• Income and purchase price limits apply

🚀 Ready to Get Your Kentucky FHA Loan Started?

Over 20 Years Experience | 1,300+ Kentucky Families Helped

Let me guide you through the new 2025 FHA guidelines and find the best loan program for your situation. Free pre-approval with same-day decisions!

📞 Call/Text
(502) 905-3708

📧 Email
kentuckyloan@gmail.com

🌐 Website
KentuckyFHALoan.com

📍 Office
911 Barret Ave.
Louisville, KY 40204

📞 Get Free Pre-Approval 📧 Ask Questions

Joel Lobb - Kentucky Mortgage Loan Officer
NMLS #57916 | EVO Mortgage - NMLS #1738461

Important Disclosures:

• Equal Housing Lender - All loan programs subject to credit approval
• Rates and terms subject to change without notice
• Visit NMLS Consumer Access for licensing information
• This website is not endorsed by FHA, VA, USDA, or any government agency
• Kentucky Mortgage Loan Officer License Only

Can a person have more than one Kentucky FHA loan?

Can You Have Two Kentucky FHA Loans at One Time?

FHA will not insure more than one Property as a Principal Residence for any Borrower, except as noted below. FHA will not insure a Mortgage if it is determined that the transaction was designed to use FHA mortgage insurance as a vehicle for obtaining Investment Properties, even if the Property to be insured will be the only one owned using FHA mortgage insurance.

Properties previously acquired as Investment Properties are not subject to these restrictions.

Listed below are the only circumstances in which a Borrower with an existing FHA-insured Mortgage for a Principal Residence may obtain an additional FHA-insured Mortgage on a new Principal Residence:

RELOCATION - A Borrower may be eligible to obtain another FHA-insured Mortgage without being required to sell an existing Property covered by an FHA-insured Mortgage if the Borrower is:
- relocating or has relocated for an employment-related reason; and
- establishing or has established a new Principal Residence in an area more than 100 miles from the Borrower’s current Principal Residence.

If the Borrower moves back to the original area, the Borrower is not required to live in the original house and may obtain a new FHA-insured Mortgage on a new Principal Residence provided the relocation meets the two requirements above.

INCREASE IN FAMILY SIZE - A Borrower may be eligible for another house with an FHA-insured Mortgage if the Borrower provides satisfactory evidence that:
- the Borrower has had an increase in legal dependents and the Property now fails to meet family needs; and
- the Loan-to-Value (LTV) ratio on the current Principal Residence is equal to or less than 75% or is paid down to that amount, based on the outstanding Mortgage balance and a current residential appraisal.
  
VACATING A JOINTLY-OWNED PROPERTY - A Borrower may be eligible for another FHA-insured Mortgage if the Borrower is vacating (with no intent to return) the Principal Residence which will remain occupied by an existing co-Borrower.

NON-OCCUPYING CO-BORROWER - A non-occupying co-Borrower on an existing FHA-insured Mortgage may qualify for an FHA-insured Mortgage on a new Property to be their own Principal Residence.

For additional information see Handbook 4000.1 II.A.1.b.iii.(A) at https://www.hud.gov/program_offices/administration/hudclips/handbooks/hsgh

All policy information contained in this knowledge base article is based upon the referenced HUD policy document. Any lending or insuring decisions should adhere to the specific information contained in that underlying policy document.

     

 

Home > FHA Loans Kentucky > Two FHA Loans Kentucky

Can You Have Two FHA Loans at the Same Time in Kentucky?2025 Guide

Updated June 2025 | By Joel Lobb, Kentucky Mortgage Broker | 8 min read

📋 Table of Contents

• Quick Answer
• Why FHA Usually Caps You at One Loan
• The Four HUD Exceptions
• Kentucky Lender Checklist
• Options If You Don't Qualify
• Kentucky-Specific Examples
• Expert Consultation

🎯Quick Answer

Yes—but only under four tightly‑defined HUD exceptions. Below we unpack each scenario, outline documentation you'll need, and offer Kentucky‑specific strategies if you don't qualify.

Four Ways to Have Two FHA Loans in Kentucky

Interactive guide showing the four HUD-approved exceptions for having two FHA loans simultaneously in Kentucky.

Why the FHA Usually Caps You at One Loan

FHA loans are engineered to encourage owner‑occupied, primary‑residence purchases. Multiple simultaneous FHA loans would effectively convert the program into a low‑down‑payment tool for investment property accumulation—something HUD explicitly forbids (Handbook 4000.1 § II.A.1.b.iii(A)).

This policy ensures that FHA's mission remains focused on helping Americans achieve homeownership for their primary residence, not building real estate portfolios. The program's low down payment requirements and flexible credit guidelines are specifically designed for owner-occupants who will live in the home.

Important: Attempting to circumvent these rules can result in loan fraud charges and immediate loan acceleration. Always work with a licensed Kentucky mortgage professional to ensure compliance.

The Four HUD Exceptions That Permit a Second FHA Loan

#	Exception	Core Requirements
1	Employment‑Related Relocation ("100‑Mile Rule")	Job transfer or new employment more than 100 miles from current home New Kentucky primary residence must be established in the distant area Existing home can be retained or rented Must be employment-related (not personal choice)
2	Increase in Family Size	Documented increase in legal dependents makes current home inadequate Existing FHA loan is ≤ 75% LTV or paid down to that level Current residential appraisal required Birth certificates, adoption papers, or legal guardianship documents
3	Vacating a Jointly‑Owned Property	Borrower permanently leaves home still occupied by co‑borrower Common in divorce or separation situations Must demonstrate no intent to return Co-borrower continues occupancy as primary residence
4	Non‑Occupying Co‑Borrower	Previously co‑signed someone else's FHA loan without occupying Now seeking own Kentucky primary residence Must meet all standard FHA qualification requirements Common with parent co-signers helping adult children

How to Prove You Qualify (Kentucky Lender Checklist)

1Gather Documentation

Gather relocation or family‑size documentation. Employment offer letter, corporate transfer memo, birth/adoption certificates, divorce decree—whatever applies to your specific exception.

Kentucky Tip: For employment relocations, companies like GE Appliances, Humana, or UPS often provide detailed transfer documentation.

2Order Current Appraisal

Order an appraisal to confirm 75% LTV if using the family‑size exception. Use Kentucky-licensed appraisers familiar with current market conditions.

3Run AUS Analysis

Run both housing payments through AUS (DU / TOTAL Scorecard). Standard FHA DTI caps (31/43) still apply, though strong compensating factors may warrant a manual underwrite.

4Budget for Reserves

Budget for reserves. Many Kentucky lenders overlay one‑ or two‑month PITIA reserves on both properties. Plan for additional cash requirements beyond down payment.

Real Kentucky Scenarios

Scenario 1: Louisville to Nashville Relocation

Sarah works for Humana in Louisville and gets transferred to their Nashville operations—exactly 180 miles away. She can keep her current FHA-financed home in St. Matthews as a rental property while getting a new FHA loan for her Nashville primary residence.

Scenario 2: Growing Family in Lexington

The Johnson family has twins on the way, making their 2-bedroom Lexington home inadequate. Their current FHA loan balance is $180,000 on a home now worth $250,000 (72% LTV). They qualify for a second FHA loan to purchase a larger home in Hamburg or Chevy Chase areas.

Scenario 3: Divorce in Northern Kentucky

A couple in Northern Kentucky (Covington area) divorces. The wife moves out permanently while the husband keeps the FHA-financed home. She can now apply for her own FHA loan for a new primary residence in Cincinnati or another Kentucky city.

Options If You Don't Qualify for a Second FHA Loan

• Refinance your first FHA into a Conventional loan to free up FHA eligibility and potentially drop monthly MIP. This is often the most practical solution for Kentucky borrowers with improved credit and equity.
• Pursue VA loans (for veterans), USDA loans (rural areas), or Kentucky Housing Corporation (KHC) financing for the new home if eligible.
• Sell or legally assume the existing FHA‑financed home, then apply for a fresh FHA case number. The strong Kentucky market makes selling often profitable.
• Consider conventional loans with low down payment options like 3% down conventional or HomeReady/HomePossible programs.

Need a custom game plan? Skip to my contact info and let's run the numbers for your specific Kentucky situation.

🎯 Ready for a Scenario Review?

I can confirm your eligibility in 10 minutes or less. Call or text (502) 905‑3708 or email kentuckyloan@gmail.com for a same‑day analysis — no cost, no obligation.

Call/Text (502) 905‑3708 Email for Analysis Schedule Online

📚 Related Kentucky Mortgage Resources

FHA Loan Requirements

Complete guide to FHA loan requirements, credit scores, and down payment options in Kentucky.

Read More →

Kentucky First-Time Buyer Programs

Discover all available Kentucky first-time home buyer programs including KHC, FHA, VA, and USDA options.

Read More →

FHA vs VA vs USDA Loans

Compare Kentucky's top government loan programs to find the best fit for your situation.

Read More →

Kentucky Housing Market 2025

Latest Kentucky real estate trends, home values, and market predictions for informed buying decisions.

Read More →

JL

Joel Lobb

Mortgage Broker – FHA, VA, USDA, KHC

EVO Mortgage · NMLS #57916 · Company NMLS #1738461

Joel Lobb has been helping Kentucky families navigate FHA loans and complex mortgage scenarios since 2003. As a licensed mortgage broker specializing in government loan programs, he provides expert guidance on FHA, VA, USDA, and Kentucky Housing Corporation loans throughout the Commonwealth.

📍 10602 Timberwood Circle Ste 3, Louisville, KY 40223

📞 Call/Text: 502‑905‑3708

✉️ kentuckyloan@gmail.com

🌐 KentuckyLoan.com

⚖️

Equal Housing Lender

Licensed in Kentucky | Member NMLS

📋 Important Disclosures & External Resources

Equal Housing Lender. All loans subject to credit approval, verification, and collateral evaluation. Programs, rates, and guidelines are subject to change without notice. Manufactured/mobile homes are ineligible as collateral.

Government Resources:

• HUD Handbook 4000.1 - Official FHA Guidelines
• Federal Housing Administration Official Website
• CFPB Home Buying Resources
• Kentucky Housing Corporation

Licensing Information: Joel Lobb, NMLS #57916. EVO Mortgage, NMLS #1738461. Licensed mortgage originator in Kentucky. Verify licensing at www.nmlsconsumeraccess.org

Educational Purpose: This article is for educational purposes only and does not constitute a commitment to lend. All borrowers must meet qualification requirements. HUD/FHA policy reference: Handbook 4000.1 § II.A.1.b.iii(A)

w3.org/

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. NMLS ID# 57916, (www.nmlsconsumeraccess.org). Mortgage loans only offered in Kentucky.

All loans and lines are subject to credit approval, verification, and collateral evaluation and are originated by lender. Products and interest rates are subject to change without notice. Manufactured and mobile homes are not eligible as collateral.

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2025 Kentucky FHA Loan Requirements & Limits

2025 Kentucky FHA Loan Requirements & Loan Limits

Updated for 2025! FHA loan limits are higher across Kentucky. The new single-family limit is $524,225—an increase of $25,968 from last year. That means you can buy more home with just 3.5% down!

FHA Loan Requirements in Kentucky – 2025 Snapshot

• Minimum Credit Score: 580+ (3.5% down); 500–579 (10% down)
• Minimum Down Payment: 3.5% (with 580+ score)
• Debt-to-Income (DTI) Ratio: Typically up to 57% (with strong credit)
• Bankruptcy Wait Period: 2 years from Chapter 7 discharge, 1 year for Chapter 13 (with on-time payments)
• Foreclosure Wait Period: 3 years
• Loan Limits: $524,225 (1-unit); $671,200 (2-unit); $811,275 (3-unit); $1,008,300 (4-unit)
• Property Type: Must be your primary residence
• Loan Insurance: Upfront (UFMIP) + monthly MIP required

Kentucky FHA Loan Requirements for income, credit, income and loan limits

2025 FHA Loan Limits by County in Kentucky

County	1-Unit	2-Unit	3-Unit	4-Unit
Adair	$524,225	$671,200	$811,275	$1,008,300
Allen	$524,225	$671,200	$811,275	$1,008,300
Boone	$603,750	$772,900	$934,800	$1,161,050
Campbell	$603,750	$772,900	$934,800	$1,161,050
Gallatin	$603,750	$772,900	$934,800	$1,161,050
Kenton	$603,750	$772,900	$934,800	$1,161,050
Woodford	$524,225	$671,200	$811,275	$1,008,300

See FHA limits for all counties on HUD.gov |

What does this mean for you?
You can now purchase a home in Kentucky with as little as 3.5% down—even up to $524,225 for a single-family property! Multi-unit buyers benefit from higher limits, too.

Kentucky FHA Loan FAQs

Most lenders require a 580 score for 3.5% down. Some allow 500–579 with 10% down.

The minimum down payment is 3.5% if your credit score is 580 or higher with scores between 500 and 579 FHA loans in Kentucky require a down payment of 10%. This does not mean you're automatically apporved if yo uhave these scores.

You typically must wait 2 years after Chapter 7 bankruptcy, 1 year after Chapter 13 (with on-time payments), and 3 years after foreclosure or short sale. Must have clear Cavirs too.

Most counties: $524,225 (single-family). Cincinnati metro counties: $603,750 (Boone, Campbell, Gallatin, Kenton).

FHA generally allows DTI up to 45–57%, depending on credit and other factors. There are two debt ratios, front end and backend with the max front end ratio being 45% and the max backend ratio of 56.99% for an automated approval through Desktop Underwriting or Loan Prospector, typcially called aus

What does this mean for you?
You can now purchase a home in Kentucky with as little as 3.5% down—even up to $524,225 for a single-family property! Multi-unit buyers benefit from higher limits, too.

Kentucky FHA Loan FAQs

Most lenders require a 580 score for 3.5% down. Some allow 500–579 with 10% down.

The minimum down payment is 3.5% if your credit score is 580 or higher.

CAIVRS stands for Credit Alert Interactive Voice Response System. It’s a federal database lenders use to check if you have any unpaid federal debts or defaulted government loans. A clear CAIVRS is required for FHA approval.

Generally, you need a two-year work history in the same field or line of work. Recent grads or job changes are often acceptable if you can document stability and likelihood of continued employment.

Yes, FHA loans are available for manufactured and double-wide homes if the home is permanently affixed to owned land and meets HUD standards. Mobile homes in parks (leased land) are not eligible.

Yes, Kentucky offers down payment assistance programs that can cover your 3.5% down and closing costs, allowing some buyers to purchase with little to no out-of-pocket funds. Program and eligibility rules apply.

FHA loans require upfront (UFMIP) and monthly mortgage insurance premiums (MIP), regardless of down payment. Unlike conventional PMI, FHA mortgage insurance stays for the life of the loan if you put less than 10% down.

Yes, you can get another FHA loan as long as you no longer have the previous FHA loan on a primary residence. Exceptions exist if relocating for work or proven need.

Generally, you can only have one FHA loan at a time. Rare exceptions exist for relocations, job changes, or family size increases, but you must document the need and get lender approval.

Collections are reviewed case by case. Medical collections are usually ignored. Non-medical collections over $2,000 may need to be paid or included in your debt ratio. Always disclose all debts for a transparent pre-approval.

A past car repossession does not automatically disqualify you. Lenders will want to see re-established credit and an explanation for the repo. If it’s recent or unsatisfied, you may need to resolve the balance or wait a year or more.

FHA requires that 0.5% of the outstanding student loan balance (if no payment is reported) be counted in your DTI ratio, even if payments are deferred. Document your actual payment for the most accurate approval outcome.

Most lenders want at least one credit score, but FHA technically allows for “no score” loans using manual underwriting, with strict compensating factors like low debt, strong job history, and rent verification.

Yes, but only a small number of lenders offer this. You’ll need to show alternative credit (rent, utilities, insurance, etc.), and manual underwriting guidelines apply. Expect stricter review and possibly higher down payment requirements.

Typical closing times are 30–45 days in Kentucky, but can be faster if your documents are ready and there are no appraisal or title delays. Down payment assistance can add a few days to the process.

Ready to Buy with 3.5% Down?

Start your FHA pre-approval today or ask a question—no obligation, fast response.

Contact Joel Lobb, Kentucky FHA Expert
Call/Text: (502) 905-3708

About Your Kentucky FHA Expert
Joel Lobb, Senior Loan Officer – EVO Mortgage
NMLS #57916 | Company NMLS #1738461
Call/Text: (502) 905-3708 | kentuckyloan@gmail.com
Based in Louisville. Over 1,300 Kentucky families served since 2002.
Equal Housing Lender. www.nmlsconsumeraccess.org

Last updated: June 2025. For the latest limits, always check HUD's lookup tool.