Low-FICO Mortgages (500-620 Credit Score) in Washington

A low credit score does not automatically rule out a mortgage. Several non-QM lenders accept FICO scores in the 500-620 range when reserves, down payment, or alternative credit history compensate, and FHA financing extends to 500 FICO with 10% down (580 with 3.5%). Pricing and LTV tighten as FICO drops, but a workable program almost always exists.

Washington at a glance

Major metro
Seattle
2026 conforming loan limit (1-unit)
$832,750 to $1,249,125
High-cost counties
Yes
Active matching programs
68

Who it's for

Borrowers who experienced a credit event but have re-established income, first-time buyers with thin credit files, self-employed borrowers whose business affects personal score, and recently-arrived US residents without long credit history.

Programs available in Washington

Conventional Mortgage Program

confirmed 5/22/2026

Financing for homes on Indian Leased Land, providing a path to homeownership on leasehold estates where conventional fee-simple financing is not available.

FICO 580+LTV up to 95%full-doc

Bank Statement Loan for Self-Employed

confirmed 5/19/2026

A bank statement loan program offering up to 90% LTV with credit scores starting at 620 and loan amounts up to $4 million. Features include no expense factor with a P&L letter, interest-only options, and eligibility for first-time homebuyers.

FICO 620+LTV up to 90%alt-doc, 12mo-bank-stmt

Bank Statement Loan for Self-Employed

confirmed 5/19/2026

Non-QM loan program utilizing 3 to 12 months of personal or business bank statements to qualify for income.

FICO 600+12mo-bank-stmt

FHA Mortgage Program

confirmed 5/18/2026

An FHA 30-year fixed purchase program offering 101.5% CLTV, including 5% down payment assistance to help cover closing costs.

FICO 600+LTV up to 101.5%full-doc

Bank Statement Loan for Self-Employed

confirmed 5/17/2026

A bank statement loan program for self-employed borrowers offering up to 90% LTV, loan amounts up to $4M, and a minimum FICO score of 620.

FICO 620+LTV up to 90%12mo-bank-stmt

FHA Mortgage Program

confirmed 5/17/2026

FHA purchase program featuring down payment assistance and an optional 2/1 buydown, with no maximum income restrictions or first-time homebuyer requirements.

FICO 600+LTV up to 96.5%full-doc

Non-QM Mortgage Program

confirmed 5/11/2026

A flexible non-QM mortgage solution designed for borrowers with credit scores as low as 500 to help expand lending opportunities.

FICO 500+LTV up to 65%full-doc

Non-QM Mortgage Program

confirmed 5/11/2026

A 40-year mortgage program featuring a 10-year interest-only period followed by a 30-year fixed-rate term, designed to improve monthly cash flow.

FICO 620+full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/13/2026

A zero-down financing option that allows for up to 101.5% LTV to cover closing costs, with no income cap and no requirement for first-time homebuyer status.

FICO 620+

VA Mortgage Program

confirmed 5/26/2026

VA loan programs for purchase, refinance, and cash-out transactions, offering up to 100% LTV for purchases and 110% LTV for IRRRL streamlines.

FICO 580+LTV up to 110%full-doc

Non-QM Mortgage Program

confirmed 5/28/2026

A zero-down financing program for primary residences that allows for up to 101.5% LTV to cover closing costs, with no income caps and eligibility for 2-unit properties.

FICO 600+

Bank Statement Loan for Self-Employed

confirmed 5/20/2026

A bank statement loan program for self-employed borrowers that allows qualification using 12 months of personal or business bank statements, or a combination of P&L and bank statements.

FICO 600+LTV up to 90%12mo-bank-stmt, p-and-l

Specialized Mortgage Program

confirmed 5/19/2026

A zero-down payment mortgage program that allows for up to 101.5% financing, including closing costs, with no household income caps and no first-time homebuyer restrictions.

FICO 600+

FHA Mortgage Program

confirmed 5/26/2026

Government loan programs including FHA, VA, and DPA with up to 50 BPS price improvement for loans locked through May 31, 2026.

FICO 620+

VA Mortgage Program

confirmed 5/28/2026

VA loan program for veterans and eligible military personnel featuring manual underwriting, no DTI caps on AUS approvals, and options for borrowers without traditional credit scores.

FICO 580+LTV up to 100%full-doc, no-score

Non-QM Mortgage Program

confirmed 5/18/2026

Non-QM loan program utilizing profit and loss statements for income qualification.

FICO 600+LTV up to 90%p-and-l

VA Mortgage Program

confirmed 5/18/2026

VA cash-out refinance loans for primary residences with credit scores as low as 580 and up to 90% LTV.

FICO 580+LTV up to 90%full-doc

VA Mortgage Program

confirmed 5/18/2026

VA Interest Rate Reduction Refinance Loan (IRRRL) for primary residences with credit scores as low as 550 and up to 125% CLTV.

FICO 550+LTV up to 125%full-doc

VA Mortgage Program

confirmed 5/18/2026

VA purchase and rate-term refinance loans for primary residences with credit scores as low as 580 and up to 100% LTV.

FICO 580+LTV up to 100%full-doc

Non-QM Mortgage Program

confirmed 5/15/2026

A flexible non-QM mortgage program designed for borrowers with credit scores as low as 500.

FICO 500+LTV up to 65%full-doc

VA Mortgage Program

confirmed 5/15/2026

VA mortgage program offering competitive pricing for eligible veterans and military personnel.

FICO 580+

FHA Mortgage Program

confirmed 5/13/2026

An FHA 30-year fixed purchase program offering 101.5% CLTV, including 5% down payment assistance to help cover closing costs for primary residences.

FICO 620+LTV up to 101.5%full-doc

FHA Mortgage Program

confirmed 5/17/2026

FHA 203K renovation loans for 1-4 unit properties, including manufactured homes and PUDs, available in both Limited and Standard options.

FICO 580+full-doc

ITIN Mortgage Program

confirmed 5/14/2026

Non-QM loan program for ITIN borrowers, DACA recipients, permanent residents, and US citizens with flexible income documentation and no DTI cap.

FICO 580+

FHA Mortgage Program

confirmed 5/14/2026

FHA and VA loan programs available with credit scores as low as 500, including options for no credit score and streamlined refinances with no income or employment verification.

FICO 500+

FHA Mortgage Program

confirmed 5/21/2026

An FHA-based down payment assistance program offering up to 101.5% CLTV to cover down payment and closing costs, with no first-time homebuyer requirement.

FICO 600+LTV up to 101.5%full-doc

FHA Mortgage Program

confirmed 5/26/2026

Government-backed FHA and VA loan programs with tiered pricing improvements based on program selection and borrower credit profile.

FICO 620+

Non-QM Mortgage Program

confirmed 5/12/2026

A no-income, no-doc, no-ratio loan program designed for borrowers who do not meet traditional underwriting guidelines. It supports purchase, rate/term, and cash-out transactions with loan amounts up to $3M.

FICO 620+LTV up to 80%no-income

FHA Mortgage Program

confirmed 5/13/2026

Manual underwriting for government loan programs accepting FICO scores below 580.

FICO 500+

FHA Mortgage Program

confirmed 5/13/2026

Refinance options for FHA and VA borrowers with no FICO score requirements, offering competitive pricing for streamline and IRRRL transactions.

FHA Mortgage Program

confirmed 5/11/2026

FHA streamline refinance program requiring no income documentation with FICO scores starting at 580.

FICO 580+LTV up to 97.75%no-income

FHA Mortgage Program

confirmed 5/11/2026

FHA purchase loan program for primary residences with flexible credit requirements and options for manual underwriting.

FICO 550+LTV up to 96.5%full-doc

Specialized Mortgage Program

confirmed 5/11/2026

A down payment assistance program offering a 2% grant that is instantly forgiven with no liens, repayment, or recapture requirements.

FICO 620+

Bank Statement Loan for Self-Employed

confirmed 5/27/2026

Bank statement loan program for self-employed borrowers allowing up to 90% LTV with 12-month bank statement documentation.

FICO 600+LTV up to 90%12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/10/2026

A zero-down financing program that allows for up to 101.5% LTV to include closing costs, with no income cap and no requirement for first-time homebuyers.

FICO 600+

Non-QM Mortgage Program

confirmed 5/11/2026

Profit and Loss only loan program for self-employed borrowers with LTVs up to 90%.

FICO 600+LTV up to 90%p-and-l

Specialized Mortgage Program

confirmed 5/10/2026

A first-lien home equity line of credit that allows borrowers to access equity without replacing their existing mortgage.

FICO 600+LTV up to 85%

Bank Statement Loan for Self-Employed

confirmed 5/10/2026

Bank statement loan program for self-employed borrowers using 12 months of personal or business bank statements to qualify.

FICO 600+LTV up to 90%12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/10/2026

A zero-down financing program that allows for up to 101.5% LTV to cover closing costs, available to both first-time and repeat homebuyers with no income caps.

FICO 600+

FHA Mortgage Program

confirmed 5/13/2026

FHA down payment assistance program designed to help borrowers overcome affordability challenges with high CLTV options.

FICO 620+LTV up to 101.5%

USDA Mortgage Program

confirmed 5/11/2026

USDA rural development loans offering up to 100% LTV with competitive pricing and a streamlined process.

FICO 600+LTV up to 100%full-doc

VA Mortgage Program

confirmed 5/11/2026

VA Interest Rate Reduction Refinance Loan (IRRRL) with LTVs up to 110% and loan amounts up to $1.5 million.

FICO 580+LTV up to 110%full-doc

Non-QM Mortgage Program

confirmed 5/10/2026

A non-QM loan program utilizing a Written Verification of Employment (WVOE) to qualify borrowers without the need for W2s, tax returns, or paystubs.

FICO 620+LTV up to 80%wvoe

Specialized Mortgage Program

confirmed 5/10/2026

Financing for manufactured homes built after June 15, 1976. This program does not offer cash-out or equity options.

FICO 600+

Non-QM Mortgage Program

confirmed 5/10/2026

A 101.5% financing program that allows for closing costs to be included in the loan amount, with no first-time homebuyer requirement and no income caps.

FICO 600+

FHA Mortgage Program

confirmed 5/27/2026

FHA loan program with a minimum FICO score of 550, supporting Refer/Eligible findings and up to 101.5 CLTV.

FICO 550+

VA Mortgage Program

confirmed 5/27/2026

VA loan program with a minimum FICO score of 580, allowing for manual underwrites and AUS approvals.

FICO 580+

Bank Statement Loan for Self-Employed

confirmed 5/26/2026

Bank statement loan program for self-employed borrowers with options up to 90% LTV.

FICO 600+LTV up to 90%12mo-bank-stmt, 3mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/9/2026

A Non-QM program for borrowers with credit scores as low as 500, offering loan amounts up to $1.2 million for primary residences and investment properties.

FICO 500+LTV up to 65%full-doc

FHA Mortgage Program

confirmed 5/27/2026

FHA mortgage program for purchase and refinance transactions offering flexible credit requirements, including manual underwriting and options for lower credit scores.

FICO 550+LTV up to 96.5%full-doc

USDA Mortgage Program

confirmed 5/9/2026

USDA rural development loans for primary residences offering 100% LTV and high balance options.

FICO 600+full-doc

VA Mortgage Program

confirmed 5/9/2026

VA Interest Rate Reduction Refinance Loan (IRRRL) for primary residences with up to 110% LTV.

FICO 580+full-doc

VA Mortgage Program

confirmed 5/9/2026

VA cash-out refinance program for primary residences with flexible LTV and loan amount tiers.

FICO 580+full-doc

VA Mortgage Program

confirmed 5/9/2026

VA purchase loans for primary residences offering up to 100% LTV and loan amounts up to $1.5 million.

FICO 580+full-doc

FHA Mortgage Program

confirmed 5/9/2026

FHA cash-out refinance options for primary residences with manual underwriting available.

FICO 580+full-doc

FHA Mortgage Program

confirmed 5/9/2026

FHA Streamline refinance program requiring no income documentation for eligible borrowers.

FICO 580+no-income

FHA Mortgage Program

confirmed 5/12/2026

FHA purchase loans for primary residences with flexible credit requirements starting at 550 FICO.

FICO 550+full-doc

VA Mortgage Program

confirmed 5/14/2026

VA purchase mortgage program offering 100% financing for eligible veterans with credit scores as low as 580 and loan amounts up to $1.5 million.

FICO 580+LTV up to 100%full-doc

Bank Statement Loan for Self-Employed

confirmed 5/11/2026

A non-QM bank statement program for self-employed borrowers that uses 12 months of bank statements to calculate income and allows for as little as 10% down.

FICO 620+LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/9/2026

A zero down payment mortgage program that allows for up to 101.5% financing to cover closing costs, with no income cap and a minimum FICO score of 600.

FICO 600+

Specialized Mortgage Program

confirmed 5/10/2026

A flexible, fully amortized HELOC solution for primary, second home, and investment properties with loan amounts up to $750,000 and fast funding in as little as 5 days.

FICO 600+LTV up to 85%alt-doc

VA Mortgage Program

confirmed 5/11/2026

VA cash-out refinance program for primary residences with FICO scores from 580 and up to 90% LTV.

FICO 580+LTV up to 100%full-doc

VA Mortgage Program

confirmed 5/8/2026

VA streamline refinance program for existing VA loans allowing up to 110% LTV/CLTV with FICO scores from 580.

FICO 580+full-doc

VA Mortgage Program

confirmed 5/8/2026

VA purchase and rate-term refinance loans for primary residences with FICO scores as low as 580 and up to 100% LTV.

FICO 580+full-doc

Bank Statement Loan for Self-Employed

confirmed 5/10/2026

A non-QM bank statement program for service and tip industry workers that uses 12-24 months of bank deposits to calculate income without requiring tax returns.

FICO 600+LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/8/2026

A Non-QM loan program for borrowers with credit scores as low as 500, offering financing up to $1.2 million for primary residences.

FICO 500+LTV up to 65%full-doc

FHA Mortgage Program

confirmed 5/8/2026

FHA and VA loan programs allowing manual underwriting down to a 580 FICO score with no pricing hits.

FICO 580+

Non-QM Mortgage Program

confirmed 5/26/2026

A Non-QM loan program for borrowers with credit scores as low as 500, offering purchase, rate/term, and cash-out options with loan amounts up to $1.2M.

FICO 500+LTV up to 65%alt-doc

Frequently asked questions

What is the lowest FICO that can get a mortgage?

FHA allows down to 500 FICO with 10% down (lender overlays may raise the floor to 580). Several non-QM lenders accept 500-580 FICO on bank statement or DSCR-style programs with larger down payments and reserves.

How much higher will my rate be at 580 FICO vs 740 FICO?

Expect roughly 0.5-1.5% higher than the best published rate on the same loan type. Some non-QM programs build the FICO adjustment into LLPAs that can be reduced with a larger down payment or paying points.

Can I cash-out refinance with a 580 FICO?

Yes on FHA (with overlays) and on specific non-QM lenders. Cash-out LTV is typically capped 5-10% lower than purchase at the same FICO.

Will paying off a collection raise my score in time to close?

Possibly. Score updates typically take 30-60 days after creditor reporting. Rapid rescores can sometimes accelerate this, though not all collections affect the score equally.

Get a rate for Washington

Pricing for Seattle and the rest of Washington. No personal information required.

Get instant pricing

Today's mortgage rates

Conventional

5.875%

5.906% APR

FHA

5.375%

5.405% APR

VA

5.375%

5.402% APR

Conv: 80% LTV, 780 FICO. FHA: 96.5% LTV, 680 FICO. VA: 100% LTV, 680 FICO. 30-yr fixed. Your rate may vary.