FHA
Buying with a 580 credit score in California
FHA still works. The myth that you need 700 is what keeps renters renting in Santa Ana.
FHA's published floor is 580 with 3.5% down. Some overlays want 600–620. That is why a broker matters — we know which lenders still take 580 files.
Collections, medical debt, and thin files are not automatic denials. Late mortgages and recent bankruptcy have waiting periods. We will tell you the truth on the first call.
If 580 is tight, we map a 60–90 day repair: authorized-user seasoning, utilization, and a co-borrower only if it actually helps.
Down payment assistance and gift funds can stack with FHA. We check CalHFA and city programs before you write an offer.