{"id":5425,"date":"2026-06-11T20:25:54","date_gmt":"2026-06-11T14:25:54","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/?p=5425"},"modified":"2026-06-12T06:19:03","modified_gmt":"2026-06-12T00:19:03","slug":"fha-loan-580-credit-score-san-antonio","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/fha-loan-580-credit-score-san-antonio\/","title":{"rendered":"FHA Loan with a 580 Credit Score in San Antonio: 2026 Guide"},"content":{"rendered":"
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An FHA loan at 580 is the fastest path to homeownership for most San Antonio buyers with low credit. At 3.5% down on the $290,000 SA metro median, you need $10,150. The City of San Antonio HIP program can cover all of it at 0% interest when funded, though HIP is paused for FY 2026. If renewed by City Council, it may reopen October 2026. At 620+, TSAHC and SETH statewide DPA remain active now. FHA does not require perfect credit, large savings, or first-time buyer status. It requires a 580 score, documented income, and a debt-to-income ratio the automated system can approve. This page covers exactly what FHA requires at 580 in San Antonio, what it costs, and how to get from where you are to pre-approval.<\/p>\n

Get Pre-Approved for FHA →<\/a>
\nCalculate FHA Affordability<\/a><\/p>\n

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580<\/div>\n
Minimum Score for 3.5% Down<\/div>\n<\/div>\n
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$10,150<\/div>\n
Down on $290K Median<\/div>\n<\/div>\n
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$30K DPA<\/div>\n
City HIP (paused FY 2026)<\/div>\n<\/div>\n
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0.55%<\/div>\n
Annual MIP Rate<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n
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Quick Answers<\/div>\n

FHA at 580 in San Antonio at a glance<\/h2>\n<\/div>\n
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The qualification checklist<\/div>\n
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Credit score<\/b>580 min for 3.5% down. 500-579 for 10% down.<\/span><\/div>\n
Down payment<\/b>3.5% = $10,150 on $290K median<\/span><\/div>\n
DTI<\/b>31% front-end, 43% back-end. AUS may approve higher.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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What it costs monthly<\/div>\n
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PITI on $290K<\/b>~$2,445\/mo total payment<\/span><\/div>\n
MIP<\/b>0.55% annually = $128\/mo. Life of loan.<\/span><\/div>\n
Income needed<\/b>~$94,600\/yr at 31% housing ratio<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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DPA that covers the down<\/div>\n
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City HIP 80<\/b>$30K at 0%. Paused FY 2026.<\/span><\/div>\n
TSAHC<\/b>5% grant at 620+. Active now.<\/span><\/div>\n
SETH<\/b>5% DPA at 620+. Active now.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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What FHA does NOT require<\/div>\n
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Perfect credit<\/b>Collections and late pays do not auto-disqualify.<\/span><\/div>\n
First-time status<\/b>Repeat buyers qualify. No restriction.<\/span><\/div>\n
High income<\/b>No FHA income cap. DPA has caps, FHA does not.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/section>\n
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Top Questions<\/div>\n

Three things buyers ask first about FHA at 580<\/h2>\n<\/div>\n
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\nCan I get an FHA loan with a 580 credit score in San Antonio?<\/summary>\n
Yes. FHA requires 580 for the 3.5% down payment option. On a $290,000 San Antonio home, that is $10,150 down. The City of San Antonio HIP program can cover the entire down payment at 0% interest when it is funded. HIP is paused for FY 2026. If renewed by City Council, it may reopen October 2026.<\/div>\n<\/details>\n
\nHow much house can I afford with FHA at 580 in San Antonio?<\/summary>\n
At $70,000 household income with FHA at 580, you can afford roughly $200,000 to $220,000, accounting for Bexar County’s 2.2% property tax and Texas insurance rates. At $95,000, the $290,000 median is within range. Use our affordability calculator<\/a> for your exact numbers.<\/div>\n<\/details>\n
\nShould I buy now at 580 or wait for 620?<\/summary>\n
It depends on your situation. Waiting 3 to 6 months for 620 opens conventional loans with removable PMI and TSAHC DPA. But 6 months of San Antonio rent at $1,689 costs $10,134. If you can buy now with FHA and City DPA, you start building equity immediately. A lender can model both scenarios for your numbers.<\/div>\n<\/details>\n<\/div>\n<\/div>\n<\/section>\n
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FHA Requirements at 580<\/div>\n

What FHA actually requires at a 580 credit score<\/h2>\n<\/div>\n
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FHA at 580 has six concrete requirements: a 580 middle FICO score, 3.5% down payment, two years of employment history with gaps explained, two years of tax returns or W-2s, a front-end DTI at or below 31% of gross income for housing costs, and a back-end DTI at or below 43% for all debts. The automated underwriting system may approve higher DTI if compensating factors exist. Self-employed borrowers need two years of tax returns showing consistent income. The documentation list is specific and finite.<\/p>\n

The non-obvious issue is that the 580 score is a gate, not a guarantee. FHA’s automated underwriting system reads the full credit report, not just the score. A buyer at 585 with a 30-day late payment in the last 6 months may fail the automated system and require manual underwriting, which fewer lenders offer. A buyer at 582 with 12 months of clean payment history passes the system cleanly. The score opens the door, but the recent payment pattern is what the system evaluates most heavily. This is why a lender credit review, where someone reads the actual report, matters more than a Credit Karma number.<\/p>\n<\/div>\n

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