Key takeawayThe 3.5% down payment cleared at 580, at 600 the win is lender access: far more lenders’ overlays top out at or below 600, so you can actually shop and compare.
What concretely changes at 600
- The 3.5% down payment cleared at 580, at 600 the win is lender access: far more lenders’ overlays top out at or below 600, so you can actually shop and compare.
- Automated underwriting approvals get easier; files that would have been manual at 580 often sail through at 600 with the same income and debts.
- MIP does not change with score, the 1.75% upfront and ~0.55% annual MIP are the same at 600 as at 580. Score moves lender choice, not FHA insurance cost.
- Sellers and listing agents treat 600+ offers as meaningfully stronger, which matters in competitive markets.
Requirements at this band
| Minimum score | 600 (lender overlays; HUD allows 580) |
|---|---|
| Down payment | 3.5% minimum |
| Upfront MIP | 1.75% of loan amount |
| Annual MIP | ~0.55%/yr on most 30-year loans |
| DTI | Up to ~56.9% with automated approval |
Figures are typical market ranges as of October 2026. Actual terms depend on the lender, your credit, the property and the program, and are confirmed on your Loan Estimate or term sheet.
Smart moves at 600
- Get two or three Loan Estimates, at 600 you finally have enough lender options for comparison to pay off.
- Keep utilization under 30% while you shop; score dips during underwriting can reprice your file.
- Ask about down payment assistance: many DPA programs start at 620–640, so 600 puts them within sight.
FAQ
Is 600 a good score for FHA?
It is a workable score: above HUD’s 580 floor with much wider lender access. "Good" pricing starts higher, but 600 gets you a solid FHA approval.
Should I wait until 620 for FHA?
Not necessarily, FHA’s terms barely change between 600 and 620. The 620 line matters far more for conventional loans.
Can I get down payment assistance with 600?
Some programs, yes, but the biggest state programs (Hometown Heroes, Georgia Dream) require 640. FHA at 600 plus a plan to reach 640 is a common path.