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FHA Loan Programs

FHA Loans in Washington & Idaho

As low as 3.5% down with 580+ credit, for eligible borrowers. FHA is government-backed. We shop many lenders and walk you through every FHA option for your situation.

Talk to a Loan Officer Now → Start an Application

Chris Hendrickson NMLS #145552 | Beeline Mortgage, LLC NMLS #1713379 | Licensed in WA & ID

3.5%
Min Down Payment
580+ credit, for eligible borrowers
580
Min Credit Score
500-579 could qualify with 10% down
$541,287
Loan Limit
Spokane County & most WA/ID counties, 2026
Primary
Occupancy Required
Owner-occupied only
The Basics

What Is an FHA Loan?

An FHA loan is a mortgage insured by the Federal Housing Administration, a division of the U.S. Department of Housing and Urban Development (HUD). Because the government backs FHA loans against default, FHA financing comes with more flexible qualification requirements, lower credit scores, lower down payments, and more lenient debt-to-income ratios compared to conventional mortgages.

Eligible borrowers with credit scores of 580 or higher can put as little as 3.5% down. Borrowers with scores between 500 and 579 may still qualify with 10% down. FHA loans require mortgage insurance premium (MIP), which includes an upfront fee of 1.75% of the loan amount (typically rolled into the loan) and an annual premium paid monthly.

In Washington and Idaho, the 2026 FHA loan limit for a single-family home is $541,287 in Spokane County and most counties Beeline serves. Kootenai County, ID (Coeur d'Alene, Post Falls) is higher at $572,700. FHA loans offer fixed-rate term options and must be used on a primary residence. FHA does not allow vacation homes or investment properties.

Ideal Borrower

Who Is FHA Right For?

FHA May Not Be the Right Fit If...

  • ✅First-time buyers with limited savings for a down payment
  • ✅Buyers with credit scores in the 580-680 range
  • ✅Borrowers with higher debt-to-income ratios that conventional won't approve
  • ✅Gift funds for down payment (FHA allows 100% gifted down payment)
  • ✅Buyers purchasing a primary residence in WA or ID under $541,287
  • ✅Buyers who want a low down payment entry point
  • ✗Your purchase price exceeds $541,287 (consider conventional or jumbo)
  • ✗You have strong credit (720+), conventional may cost less long-term
  • ✗You're buying an investment property or vacation home
  • ✗You want to avoid mortgage insurance, conventional at 20% down eliminates PMI
Qualification Requirements

FHA Loan Requirements

Credit Score
580+ (for as low as 3.5% down)
500-579 could qualify with 10% down. Scores below 500 not eligible for FHA financing.
Down Payment
As low as 3.5%
Can be 100% gift funds from family. No required borrower contribution if gift is documented.
Debt-to-Income
Up to 57% (with DU approval)
FHA is more flexible on DTI than conventional. High DTI buyers often qualify here first.
Mortgage Insurance
Required (MIP)
1.75% upfront MIP + annual premium. For 30yr/under 10% down: 0.55% annually. Stays for loan life if under 10% down.
Loan Limit (WA & ID)
$541,287
2026 limit for Spokane County and most WA/ID counties ($572,700 in Kootenai County). Covers most homes in the markets we serve.
Occupancy
Primary Residence Only
You must intend to occupy as primary home within 60 days of closing. Not for investment or vacation properties.
Why Beeline for FHA

The Beeline Advantage for FHA Loans

FHA is a government program, and the loan guidelines are set by HUD. Beeline shops many lenders to find your fit, and UWM is one of the wholesale lenders we work with. We walk you through every FHA option so the structure fits your credit score and loan amount.

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The Broker Advantage
We shop many lenders to find your FHA fit, and UWM is one of the wholesale lenders we work with. Your loan is guided start to finish by the people you actually talk to.
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Clean Pre-Approval Process
We review your file before submitting. No surprises at underwriting. FHA has specific requirements, and we catch issues early.
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Down Payment Assistance
FHA down payment assistance through our lender partners can help cover part of your down payment and closing costs. Eligibility is confirmed when we review your file.
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Fully Remote Process
Apply online, upload docs digitally, close on schedule. No branch appointments needed.
Local Context

FHA Loans in Washington & Idaho

In the Spokane/North Idaho region, most home purchases fall comfortably within the $541,287 FHA loan limit. Spokane, Liberty Lake, Post Falls, Lewiston, and Tri-Cities all have median prices that fit within this cap, meaning FHA works for the majority of homes in these markets.

Coeur d'Alene and Sandpoint present more nuance. With medians pushing $480,000-$550,000, FHA still works for many homes but doesn't cover the higher end of those markets. Buyers at the upper price range in these areas typically need conventional or jumbo financing.

Eligible FHA buyers may also be able to use FHA down payment assistance through our lender partners. It can help cover part of your down payment and closing costs and is a second loan that sits behind your FHA mortgage. Repayable and forgivable options may be available. Terms and eligibility vary by program and are confirmed when we review your file.

Common Questions

FHA Loan FAQ

It depends on your credit score and how much you're putting down. FHA is often a strong fit for credit scores below 680 or when you need the flexibility of higher DTI. Conventional can cost less long-term if you have 20% down (no PMI) or a score above 740 (better rate tiers). Beeline can run both scenarios and show you the actual monthly cost comparison.
For loans with less than 10% down, FHA mortgage insurance premium (MIP) stays for the life of the loan, it doesn't automatically drop off like PMI on conventional loans. To remove MIP, you'd need to refinance into a conventional loan once you reach sufficient equity. With 10% or more down, MIP can be removed after 11 years.
Yes. FHA allows 100% of the down payment to come from a gift, typically from a family member. The gift must be documented with a gift letter confirming it's not a loan. This makes FHA a strong option for buyers who have support from parents or family but haven't saved a down payment themselves.
The 2026 FHA loan limit for a single-family home is $541,287 in Spokane County, Benton and Franklin Counties (Tri-Cities), Bonner County (Sandpoint), and most other counties in the region. Kootenai County (CdA/Post Falls) is higher at $572,700. Some higher-cost counties nationally have higher limits, but the Pacific Northwest markets Beeline serves generally use the standard limit.
Generally yes, with a waiting period. Chapter 7 bankruptcy: 2 years from discharge with re-established credit. Chapter 13: 1 year into repayment with court approval. Foreclosure: 3 years from the date of foreclosure. There are exception pathways in some cases. If you've had a credit event, ask Chris, many buyers qualify sooner than they expect.
FHA loans carry an upfront MIP, usually financed into the loan, plus an annual MIP paid monthly as part of your payment. A conventional loan with 5% down uses private mortgage insurance (PMI) instead, which can be canceled on request at 80% loan-to-value. Your Loan Estimate shows the exact MIP and APR for your loan. Get your actual rate from a loan officer →
FHA Loans

Ready to Talk Through Your FHA Options?

Start your application and Chris will walk you through your FHA options directly, no pressure, no commitment to any specific loan.

Talk to a Loan Officer Now → Start an Application

Chris Hendrickson NMLS #145552 | Beeline Mortgage, LLC NMLS #1713379 | Licensed in WA & ID