FHA & VA Manual Underwriting Down to 500 Credit Score
Tech relocations, corporate HQ moves, high incomes — but also high lifestyle costs. When credit cards get maxed and scores drop, the big banks in Legacy West won't help. We manually underwrite FHA and VA loans when everyone else says no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Plano and Frisco are booming with tech relocations — Toyota, JCPenney HQ, all the startups. Great incomes, but relocation costs, new furniture, lifestyle upgrades... credit cards get stretched. Your income can support the payment, but your score says otherwise. Manual underwriting fixes that."
Why Plano & Frisco Homeowners Need Manual Underwriting
Tech Relocation Costs
Moving from California? Bridge loans, temporary housing, new furniture — credit cards get maxed before you even close on a house. We understand the situation.
$500k+ Home Prices
Frisco and West Plano median prices are $550k+. FHA limits cover most homes, and we have NON-QM options for higher amounts.
RSU & Bonus Income
Tech compensation is complex — RSUs, bonuses, stock options. We know how to document and use this income when banks don't.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- 3.5% down with 580+ score
- No overlays on high utilization
- DTI up to 50% with compensating factors
- RSU income accepted with 2-year history
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- No Texas state income tax = more residual income
- Joint Base San Antonio veterans welcome
Recent Closings in Plano & Frisco
FHA purchase — tech worker relocated from Bay Area. $70k credit card debt from relocation costs. Manual underwriting approved.
Air Force veteran. Credit dropped during transition to civilian job. $0 down, no PMI, closed in 25 days.
Consolidated $58k credit cards. Monthly payments dropped $1,650. Score recovered to 710 in 4 months.
FHA & VA Loan Questions for Plano & Frisco
Can I get an FHA loan in Plano or Frisco with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Plano, Frisco, Allen, and McKinney. Most lenders stop at 620-640 due to overlays.
What's the FHA loan limit in Collin County Texas?
For 2025, the FHA limit in Collin County is $531,300 for a single-family home. We handle these daily for the DFW metroplex.
Do you work with tech workers who have RSU income?
Absolutely. Plano and Frisco have major tech employers. We understand RSU vesting schedules and can use that income with proper documentation.