In the world of home financing, choosing the right loan type can significantly impact a homeowner’s financial future. Among the most popular choices are Federal Housing Administration (FHA) loans and conventional loans.
FHA loans are insured by the Federal Housing Administration and are designed to make homeownership more accessible to individuals with lower credit scores or smaller down payments.
A conventional loan is a type of mortgage not insured or guaranteed by the federal government. It’s typically offered through private lenders, such as banks, credit unions, and mortgage companies. Conventional loans are often conforming, meaning they adhere to the standards set by Fannie Mae and Freddie Mac, two government-sponsored enterprises that buy and securitize mortgages.
Both types of loans offer unique benefits and cater to different financial situations, but understanding their nuances is key to making an informed decision. Let’s take a look at FHA and conventional loans, comparing their requirements, benefits, and drawbacks.
| FHA Loans | Conventional Loans | |
| Down payment | 3.5% (credit score ≥ 580); 10% (score 500-579) | Typically 5%-20%, varies by credit and lender |
| Credit score | Minimum 500; more forgiving of lower scores | Minimum 620; rewards strong credit |
| Debt-to-income | Generally up to 43%, sometimes 50% with exceptions | Typically up to 45%, up to 50% with strong profile |
| Mortgage insurance | Required upfront and annually; often for the life of the loan | Required if <20% down; can be canceled at 20% equity |
| Loan limits | Lower limits; vary by region | Higher limits; includes jumbo loan options |
| Property type | Primary residences only | Primary, second homes, and investment properties |
| Interest rates | Often lower for borrowers with lower credit | Best rates for borrowers with strong credit |
Differences Between FHA and Conventional Loans
Understanding the key differences between conventional and FHA loans can help potential borrowers choose the loan option that best suits their financial situation and homebuying goals.
Down Payment Requirements
FHA loans are known for their lower down payment requirements, often as low as 3.5% of the purchase price. If you have poor credit, a higher down payment may be required. This makes them a popular choice for first-time homebuyers or those with limited savings.
Conventional loans typically require a higher down payment, usually around 5% to 20%, depending on the lender’s requirements and the borrower’s credit profile.
Credit Score Requirements
FHA loans are more accessible to borrowers with lower credit scores. It is possible to qualify for an FHA loan with a credit score as low as 500, though a higher score is required to take advantage of the lower down payment options.
Conventional loans generally require a higher credit score compared to FHA loans. Borrowers with higher credit scores (typically 620 or above) are more likely to be approved and receive more favorable interest rates.
Debt-to-Income Ratio
FHA loans are generally more lenient, typically allowing a higher debt-to-income (DTI) ratio. The maximum DTI ratio for most FHA loans is usually around 43%, but in certain cases, it can go as high as 50% with strong compensating factors like a higher credit score or larger down payment. This flexibility makes FHA loans more accessible to borrowers with higher levels of debt relative to their income.
In contrast, conventional loans tend to have stricter DTI requirements. Most conventional loans require a DTI ratio of 45% or lower, though in exceptional cases, a borrower might be approved with a DTI up to 50%. This is less common and usually requires a very strong financial profile, including a high credit score, substantial savings, or a significant down payment.
Mortgage Insurance
Borrowers with an FHA loan are required to pay both an upfront mortgage insurance premium and an annual mortgage insurance premium, regardless of the down payment amount. This insurance is a key feature of FHA loans and protects the lender in case of borrower default.
Private mortgage insurance (PMI) is required for down payments of less than 20% for conventional loans. Unlike FHA loans, PMI can be removed once the borrower achieves 20% equity in the home, offering a potential cost saving over the life of the loan.
Loan Limits and Property Types
FHA loans have set limits on how much a borrower can finance, which vary by region. They are also stricter about the condition and type of property you can purchase, typically requiring that the property be used as a primary residence.
Conventional loans often have higher loan limits compared to FHA loans, making them a preferable choice for higher-value properties. They are also more flexible in terms of property types and usage, including options for investment properties and second homes.
Interest Rates
Since FHA loans are government-backed, they often offer lower interest rates to borrowers, especially those with lower credit scores.
The interest rates for conventional loans can vary widely based on the lender, borrower’s credit score, and market conditions. Borrowers with high credit scores often receive the most competitive rates.
Here’s a look at how FHA and conventional loan interest rates have been trending:
How we source rates and rate trends
Rates based on market averages as of Dec 02, 2025.Product Rate APR 30-year Fixed Purchase 6.26% 6.29% 30-year Fixed Fha Purchase 5.58% 6.79%
Refinance Options
Both FHA and conventional loans offer refinancing options, including cash-out refinancing, but the benefits and requirements vary depending on the loan type.
- FHA Loan Refinance: FHA borrowers can use the FHA Streamline Refinance program for a simplified process to reduce interest rates or monthly payments. No credit check or appraisal is typically required, making it an accessible option for many homeowners. FHA also offers cash-out refinancing, allowing borrowers to access up to 80% of their home’s value. However, mortgage insurance premiums (MIP) remain a requirement unless the loan is refinanced into a conventional mortgage.
- Conventional Loan Refinance: Conventional loans provide a wide range of refinance options, including rate-and-term refinances and cash-out refinancing. With cash-out refinances, borrowers can typically access up to 80% of their home’s equity. Conventional refinances are especially beneficial for those with at least 20% equity, as they allow borrowers to eliminate private mortgage insurance (PMI), reducing long-term costs.
Choosing between FHA and conventional refinancing depends on your financial situation and goals. FHA refinances may suit borrowers with lower credit scores or limited equity, while conventional refinances can offer more flexibility and cost savings for those with strong credit and higher equity.
Conventional and FHA Loan Similarities
FHA and conventional loans also share several similarities, which are important to consider as well. Both types of loans are widely available through various private lenders, including banks, credit unions, and mortgage companies, making them accessible to a broad range of borrowers.
FHA and conventional loans also both offer the option of fixed-rate or adjustable-rate mortgages, providing borrowers with the flexibility to choose a payment structure that best suits their long-term financial plans.
Each type of loan also includes closing costs and fees, which can vary depending on the lender and specific loan terms. In both cases, the home being purchased must undergo an appraisal process to ensure that the loan amount does not exceed the value of the property, safeguarding the interests of both the lender and the borrower.
Pros and Cons of a FHA Loan vs Conventional
Since we’ve covered the main differences and similarities between FHA loans and conventional loans, let’s dive into the pros and cons of each mortgage loan type.
| FHA Loan Pros | FHA Loan Cons |
| Lower down payment requirements | Mortgage insurance premiums |
| More accessible to lower credit scores | Lower maximum loan limits |
| Higher debt-to-income ratio tolerance | Stricter property restrictions |
| Lower interest rates for some borrowers | Primary residences only |
| Conventional Loan Pros | Conventional Loan Cons |
| Only require PMI and can be removed | Higher credit score required |
| Higher loan limits | Higher down payment required |
| Can be used for investment or second homes | Stricter underwriting criteria |
| Cheaper for borrowers with good credit and large down payments | Interest rates higher for borrowers with lower credit scores |
Which is Better: FHA or Conventional Loans?
Determining whether an FHA or a conventional loan is better largely depends on your individual financial situation and housing needs. For those with lower credit scores or limited funds for a down payment, FHA loans can be more advantageous due to their lower credit requirements and minimum down payment of just 3.5%.
On the other hand, conventional loans might be more suitable for borrowers with stronger credit histories and the ability to make a larger down payment. This route can offer savings over time, such as the potential to avoid private mortgage insurance (PMI) by putting down 20% or more.
Ultimately, the choice between an FHA and a conventional loan should be based on a careful consideration of one’s credit score, available savings for a down payment, and long-term financial goals. Consulting with a financial advisor or mortgage expert can also provide valuable guidance tailored to the borrower’s unique circumstances.
