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You've cleared FHA's 580 threshold, so 3.5% down is on the table. The calculator below is prefilled with an estimated rate for this score range. Adjust anything.
Compare rates and get pre-approved. Shopping multiple lenders can save tens of thousands over the life of a loan.
For educational purposes only. Not financial advice. Actual loan approval depends on credit score, employment history, and lender criteria. Consult a mortgage professional before making home buying decisions.
A 590 credit score clears the most important line in mortgage lending: FHA's 580 minimum for 3.5% down. That means you can buy with a much smaller down payment than the 10% required below 580. Conventional loans are still out of reach — they start at 620 — but FHA at this score is a well-worn, realistic path to homeownership.
Some lenders overlay stricter minimums (600 or 620) on top of FHA's rules, so if one lender declines you, that's not the final word. Mortgage brokers who specialize in FHA can usually place a 590-score file with a lender who'll approve it.
VA loans (for veterans) work at this score with most lenders. USDA generally wants 640 for automated approval but allows manual underwriting below that. Conventional unlocks at 620 — worth knowing if you're close.
Take a buyer earning $85,000 a year, with $400/month in existing debt and $25,000 saved for a down payment, on a 30-year loan:
| Estimated rate at a 590 score | 7.20% |
| Max home price (bank approval estimate) | $248,000 |
| Estimated monthly payment (P&I + tax + insurance) | $1,980/mo |
| Same buyer with a 760+ score | $257,000 |
| Buying power cost of a 590 score | −$9,000 |
FHA loans carry mortgage insurance: 1.75% of the loan upfront (usually rolled in) plus about 0.55% per year — roughly $102/month extra on this loan, not included in the payment above. It's the price of the low down payment and the credit flexibility.
At a 630 score (estimated 7.00%), the same buyer could afford about $251,000 — $3,000 more house for the same income and monthly budget. Getting to 620 unlocks conventional loans, and every 20 points beyond that improves pricing. Pay revolving card balances below 30% of limits (below 10% is even better), don't open new accounts before applying, and let clean payment history accumulate.
Rules and pricing change at 580, 620, 640, and every 20 points beyond. Pick your exact score, or use the main affordability calculator if credit isn't your constraint: