FHA & VA Manual Underwriting Down to 500 Credit Score
Tech relocations, outdoor lifestyle, ski passes, new Tesla — Denver's affluent suburbs have high incomes but also high lifestyle costs. When credit cards get stretched and scores drop, we manually underwrite FHA and VA loans when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Denver's tech boom brought high incomes but also high expectations. Cherry Hills, Greenwood Village — these aren't cheap neighborhoods. Add ski passes, mountain bikes, the Tesla... credit cards get stretched. Your income supports the payment, but your score dropped. Manual underwriting looks at the full picture."
Why Denver Suburb Homeowners Need Manual Underwriting
Colorado Lifestyle
Ski passes, mountain bikes, outdoor gear, the Rivian — Colorado lifestyle is expensive. Credit cards get stretched keeping up with the neighbors.
$800k+ FHA Limit
Denver has one of the highest FHA limits in the country at $816,500. That covers most homes in the affluent suburbs.
Tech & Relocation
Relocated from California? We understand the credit card debt from moving, temporary housing, and getting settled. Manual underwriting helps.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- High-balance limit: $816,500
- RSU and tech income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Buckley SFB, Peterson SFB, NORAD veterans
- Space Force members welcome
Recent Closings in Denver Suburbs
FHA purchase — tech worker relocated from Bay Area. $85k credit card debt from moving. Manual underwriting approved with strong RSU income.
Air Force veteran from Buckley. Credit dropped during transition to civilian. $0 down, no PMI, closed in 26 days.
Consolidated $78k credit cards. Monthly payments dropped $2,200. Score recovered to 715 in 5 months.
FHA & VA Loan Questions for Denver Suburbs
Can I get an FHA loan in Cherry Hills or Greenwood Village with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Cherry Hills Village, Greenwood Village, Highlands Ranch, and all Denver metro suburbs.
What's the FHA loan limit in Denver and Arapahoe County?
For 2025, the FHA limit in Denver and Arapahoe County is $816,500 for a single-family home — one of the highest limits in the country.
Do you work with tech workers who relocated to Denver?
Absolutely. Denver has seen massive tech growth. We understand relocation expenses, RSU income, and the credit card debt that often comes with moving.