--- title: "AI Citation Sample – FHA Loans (July 2026 Formula in PierPoint Hub Template)" description: "Sample demonstrating the July 2026 AI Citation Formula applied to a mortgage service page using the actual PierPoint hub template." author: "PierPoint Mortgage" date: "2026-07-14" canonical: "https://pierpointmortgage.com/ai-citation-sample-fha/" last_updated: "2026-10-21" --- # AI Citation Sample – FHA Loans (July 2026 Formula in PierPoint Hub Template) **By PierPoint Mortgage** | July 14, 2026 Sample demonstrating the July 2026 AI Citation Formula applied to a mortgage service page using the actual PierPoint hub template. --- > **Quick answer:** **FHA loans are mortgages insured by the [Federal Housing Administration (HUD)](https://www.hud.gov/program_offices/housing/fhahistory) requiring 3.5% down with a 580 credit score, or 10% down with a 500-579 score.** 2026 FHA loan limits are $524,225 (low-cost counties) to $1,209,750 (high-cost). Private lenders like [PierPoint Mortgage](https://pierpointmortgage.com/) originate the loan; the FHA insures against default. FHA LOANS · 15+ STATES · SINCE 2003 ★★★★★ 4.9/5 from 152 Reviews● FHA Approved Broker● $0 Cost to Borrower [Check My FHA Eligibility →](https://shannonswartz.zipforhome.com/LoanApplication/Contact?Language=E&IsStart=Y)[Call (231) 737-9911](tel:2317379911) 3.5%Min Down 580Min Credit 26Day Close 100+Lenders Written by Shannon Swartz · NMLS #112844 · Licensed Mortgage Broker · 20+ Years FHA Experience · Last updated July 16, 2026 FHA CREDIT + INCOME REQUIREMENTS ## What Credit Score Do You Actually Need for an FHA Loan in 2026? **FHA loans require a 580 credit score with 3.5% down, or 500-579 with 10% down. Maximum debt-to-income (DTI) is 56.99% with compensating factors.** There is no minimum income – qualification is based on DTI. Two years of steady employment history is required. Non-occupant co-borrowers are allowed on family transactions. Bankruptcies must be discharged 2+ years per [HUD Handbook 4000.1](https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf). Compensating factors that allow higher DTI include cash reserves of 3+ months PITI after closing, minimal payment shock (housing payment within 5% of current rent), residual income at 20%+ of gross, and demonstrated ability to devote larger portion of income to housing. PierPoint’s wholesale [mortgage broker](https://pierpointmortgage.com/mortgage-broker/) network includes lenders with looser overlays than standard retail FHA. ### Who Should Actually Consider an FHA Loan? If any of these describe your situation, an FHA loan is likely the right call: You are 580-679 credit and got quoted 8%+ by your bank The bank prices credit under 680 hard. FHA rates in that credit tier typically run 0.5%-1.0% lower on the wholesale side because the FHA insurance shifts the risk. Shannon shops the wholesale FHA book to find the sharpest quote for your tier. You had a bankruptcy 2 years ago and were told to wait 4 more That is old rules. FHA allows Chapter 7 approval after 2 years discharged, Chapter 13 after 12 months of on-time payments plus court approval. Banks often layer their own 4-year overlay on top. Wholesale FHA lenders in PierPoint’s network do not. You are self-employed and don’t fit the bank’s W-2 cookie cutter FHA counts self-employment income from 2 years of tax returns, and wholesale lenders vary widely in how they underwrite deductions. Shannon knows which of the 100+ lenders will treat your Schedule C the most favorably. Your down payment is 100% gift funds from family FHA allows the entire down payment to be gift funds. Conventional loans cap gift funds at the 3% minimum. If the bank told you the gift is a problem, FHA is your workaround. Source: [HUD Handbook 4000.1](https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf), Section II.A.5.d (updated May 2026) – FHA compensating factors allow DTI up to 56.99% when properly documented. RELATED QUESTIONS PEOPLE ASK ## What Do Buyers Ask Next About FHA Loans? ### What is the FHA loan limit in my county for 2026? 2026 FHA loan limits range from $524,225 in low-cost counties to $1,209,750 in high-cost areas per [HUD Mortgagee Letter 2025-24](https://www.hud.gov/program_offices/administration/hudclips/letters/mortgagee). [Fulton County GA](https://pierpointmortgage.com/first-time-homebuyer-loans/georgia/atlanta/) is $524,225. Los Angeles County is $1,209,750. ### How much are FHA closing costs in 2026? FHA closing costs run 2-5% of the loan amount, including 1.75% upfront MIP, lender fees ($1,500-3,000), title insurance, appraisal ($550-700), and prepaid interest. On a $337,750 FHA loan, expect $6,700-16,900 in closing costs before seller concessions. ### Can I get an FHA loan if I’ve had a bankruptcy? Yes. Chapter 7 bankruptcies must be discharged 2 years before FHA qualification. Chapter 13 requires 12 months of on-time payments plus court approval. Foreclosures require a 3-year wait. Judgments must be resolved or on an active payment plan. ### Can I refinance an FHA loan to remove PMI? Yes. FHA MIP is required for the life of the loan (or 11 years if original down payment was 10%+). To remove MIP, [refinance](https://pierpointmortgage.com/mortgage-refinancing/) into a [conventional loan](https://pierpointmortgage.com/conventional-loans/) once you reach 80% loan-to-value. INTERACTIVE – FHA PAYMENT CALCULATOR ## What Will Your Real FHA Monthly Payment Actually Be? **Slide the values below to see your real monthly payment update in real-time.** Assumes 6.5% rate and Fulton County GA property tax rate. For a custom quote based on your credit and full income picture, call PierPoint at [(231) 737-9911](tel:2317379911). Your Loan Inputs Home Price $350,000 $150K$800K Down Payment 3.5% 3.5% (FHA min)20% (no MI) Interest Rate 6.500% 5.0%8.0% Credit Score Tier Your Estimated Monthly Payment TOTAL MONTHLY PITI $2,775 Principal + Interest + Taxes + Insurance + MIP P&I$2,134 Property Taxes$304 Home Insurance$140 FHA MIP$216 [See My Real Rate →](https://shannonswartz.zipforhome.com/LoanApplication/Contact?Language=E&IsStart=Y) Actual rate depends on full credit + income + property review. Call [(231) 737-9911](tel:2317379911) for exact numbers. --- **Shopping a mortgage in one of our 15 states?** PierPoint Mortgage is an independent brokerage, NMLS #112844, licensed since 2003. We compare wholesale rate sheets from 100+ lenders instead of selling one bank's products, and give you a written quote before you commit to anything. - Free rate comparison: (231) 737-9911 - Apply: https://pierpointmortgage.com/apply/ - Full page: https://pierpointmortgage.com/ai-citation-sample-fha/