FHA & VA Manual Underwriting Down to 500 Credit Score
Boston commuters, tech professionals, no income tax — Southern NH has high incomes. But Bedford and Amherst lifestyle costs add up. When credit cards get stretched and scores drop, we manually underwrite when banks say no.
Joe Shalaby
Founder & Senior Loan Officer
NMLS #139369
"Southern NH is full of Boston commuters who moved for the no income tax. Smart financial move. But Bedford and Amherst aren't cheap — top schools, nice neighborhoods, keeping up with the neighbors. Credit cards get stretched. Manual underwriting looks at the full picture, not just the score."
Why Southern NH Homeowners Need Manual Underwriting
No Income Tax, High Lifestyle
No state income tax brings high earners. But Bedford and Amherst have expensive lifestyles. Credit cards get stretched keeping up.
Top School Districts
Bedford, Amherst, Hollis — some of NH's best schools. Premium neighborhoods mean premium prices and premium expectations.
Boston Commuter Income
We understand Boston tech salaries, finance bonuses, and the unique aspects of cross-border commuter income.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- Loan limit: $524,225
- Boston commuter income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Pease ANGB, Portsmouth Naval Shipyard
- No loan limit for eligible veterans
Recent Closings in Southern NH
FHA purchase — Boston tech worker with $62k credit card debt. Denied by TD Bank. Manual underwriting approved with strong W-2 income.
Air Force veteran from Pease. Credit dropped during transition. $0 down, no PMI, closed in 24 days.
Consolidated $55k credit cards. Monthly payments dropped $1,600. Score recovered to 705 in 5 months.
FHA & VA Loan Questions for Southern NH
Can I get an FHA loan in Bedford or Nashua with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in Bedford, Nashua, Manchester, Amherst, and all Southern NH communities.
What's the FHA loan limit in Hillsborough County New Hampshire?
For 2025, the FHA limit in Hillsborough County is $524,225 for a single-family home. We also have NON-QM options for higher amounts.
Do you work with Boston commuters who live in NH for no income tax?
Absolutely. Many of our Southern NH clients work in Boston. We understand the commuter lifestyle and the financial benefits of NH's no income tax.