FHA & VA Manual Underwriting Down to 500 Credit Score
Federal employees, government contractors, NIH researchers, lobbyists — Montgomery County has stable, high incomes. But Bethesda and Potomac lifestyle costs add up fast. When credit cards get stretched, we manually underwrite FHA and VA loans when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Montgomery County has some of the highest household incomes in America — but also some of the highest costs. Private schools, country clubs, keeping up with the Bethesda neighbors. Your GS-15 salary is stable, but credit cards got stretched. Manual underwriting looks at the full picture, not just the score."
Why Montgomery County Homeowners Need Manual Underwriting
DC Metro Lifestyle
Bethesda and Potomac are among the wealthiest zip codes in America. High incomes, but also high expectations. Credit cards get stretched keeping up.
Million-Dollar Properties
Median home in Potomac is $1.2M+. FHA limits cap at $636k, but we have NON-QM jumbo options with manual underwriting for higher amounts.
Federal & Contractor Income
We understand GS pay scales, COLA, contractor income, and the unique aspects of federal employment. Stable income is a compensating factor.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- High-balance limit: $636,150
- Federal employment = stable income
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Pentagon, Walter Reed, Fort Meade veterans
- Security clearance holders welcome
Recent Closings in Montgomery County
FHA purchase — NIH researcher with $75k credit card debt. Denied by Bank of America. Manual underwriting approved with stable federal income.
Army veteran, now DoD contractor. Credit dropped during transition. $0 down, no PMI, closed in 24 days.
Consolidated $68k credit cards. Monthly payments dropped $1,900. Score recovered to 715 in 5 months.
FHA & VA Loan Questions for Montgomery County
Can I get an FHA loan in Bethesda or Potomac with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Bethesda, Potomac, Chevy Chase, and all of Montgomery County. Most banks stop at 620-640.
What's the FHA loan limit in Montgomery County Maryland?
For 2025, the FHA high-balance limit in Montgomery County is $636,150 for a single-family home — matching the DC metro high-cost area limits.
Do you work with federal employees and contractors?
Absolutely. Montgomery County is full of federal workers, contractors, and lobbyists. We understand GS pay scales, contractor income, and security clearance considerations.