FHA & VA Manual Underwriting Down to 500 Credit Score
Energy executives, medical center doctors, corporate relocations — Houston suburbs have high incomes. But The Woodlands and Katy 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
"Houston suburbs are where the money is. The Woodlands, Katy, Sugar Land — these are master-planned communities with premium lifestyles. Energy bonuses, medical center salaries, keeping up with the neighbors... credit cards get stretched. Manual underwriting looks at the full picture, not just the score."
Why Houston Suburb Homeowners Need Manual Underwriting
Texas-Sized Lifestyle
The Woodlands, Katy, Sugar Land — master-planned communities with premium amenities. Country clubs, private schools, the boat. Credit cards get stretched.
Top School Districts
The Woodlands, Katy ISD, Fort Bend — some of Texas's best schools. Premium neighborhoods mean premium prices and premium expectations.
Energy & Medical Income
We understand energy industry bonuses, Texas Medical Center physician income, and the unique aspects of Houston's major industries.
FHA Manual Underwriting
- Credit scores down to 500 FICO
- Loan limit: $524,225
- Energy bonus and physician income accepted
- DTI up to 50% with compensating factors
VA Manual Underwriting
- No minimum credit score
- $0 down, no PMI
- Ellington Field, NASA veterans
- No loan limit for eligible veterans
Recent Closings in Houston Suburbs
FHA purchase — ExxonMobil engineer with $75k credit card debt. Denied by Frost Bank. Manual underwriting approved with strong bonus income.
Army veteran from Fort Cavazos. Credit dropped during transition. $0 down, no PMI, closed in 24 days.
Consolidated $62k credit cards. Monthly payments dropped $1,800. Score recovered to 708 in 5 months.
FHA & VA Loan Questions for Houston Suburbs
Can I get an FHA loan in The Woodlands or Katy with a 520 credit score?
Yes. We manually underwrite FHA loans down to 500 FICO in The Woodlands, Katy, Sugar Land, Cypress, and all Houston affluent suburbs.
What's the FHA loan limit in Harris and Montgomery County Texas?
For 2025, the FHA limit in the Houston metro is $524,225 for a single-family home. We also have NON-QM options for higher amounts.
Do you work with energy industry and medical center professionals?
Absolutely. Houston has major energy companies and the Texas Medical Center. We understand bonus-heavy compensation, physician income, and oil & gas pay structures.