FHA & VA Manual Underwriting Down to 500 Credit Score
Doctors, lawyers, executives — the Main Line has old money and new professionals. But private school tuition, country club dues, and keeping up with Bryn Mawr neighbors stretch credit cards. When scores drop, we manually underwrite when banks won't.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"The Main Line has some of the most expensive real estate in Pennsylvania. Doctors at Lankenau, lawyers in Center City, executives commuting to Philly — high incomes but also high expectations. Credit cards get stretched. Your income supports the payment, but your score dropped. Manual underwriting looks at the full picture."
Why Main Line Homeowners Need Manual Underwriting
Old Money Expectations
The Main Line has generations of wealth. Keeping up means private schools, country clubs, the right cars. Credit cards get stretched maintaining the lifestyle.
Historic Properties
Bryn Mawr and Villanova have beautiful historic homes. FHA limits at $636k cover many properties, and we have NON-QM for higher amounts.
Medical Professional Income
We understand physician income, medical school debt, and the unique aspects of healthcare professional financing. Stable income is a compensating factor.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- High-balance limit: $636,150
- Physician income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Philadelphia VA Medical Center veterans
- Residual income favors high earners
Recent Closings on the Main Line
FHA purchase — surgeon at Lankenau with $95k credit card debt. Denied by Wells Fargo. Manual underwriting approved with strong physician income.
Navy veteran, now attorney in Center City. Credit dropped during bar exam prep. $0 down, no PMI, closed in 25 days.
Consolidated $72k credit cards. Monthly payments dropped $2,000. Score recovered to 710 in 5 months.
FHA & VA Loan Questions for the Main Line
Can I get an FHA loan on the Main Line with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Bryn Mawr, Villanova, Radnor, Wayne, and all Main Line communities.
What's the FHA loan limit in Montgomery and Delaware County PA?
For 2025, the FHA limit in Montgomery and Delaware Counties is $636,150 for a single-family home — matching the Philadelphia metro high-cost area limits.
Do you work with medical professionals from the Main Line hospitals?
Absolutely. The Main Line has major hospital systems. We understand physician income, medical school debt, and the unique aspects of healthcare professional financing.