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FHA Loan Programs

FHA Loans in Washington & Idaho

3.5% down with 580+ credit. Government-backed and available through multiple lenders, Beeline finds the best FHA rate for your situation.

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

3.5%
Min Down Payment
With 580+ credit score
580
Min Credit Score
10% down if 500-579
$524,225
Loan Limit
WA & ID standard counties 2025
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, lenders can offer them with more flexible qualification requirements, lower credit scores, lower down payments, and more lenient debt-to-income ratios compared to conventional mortgages.

FHA loans require a minimum 3.5% down payment for borrowers with credit scores of 580 or higher. Borrowers with scores between 500 and 579 may still qualify, but will need to put 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 2025 FHA loan limit for standard counties is $524,225. High-cost areas may have higher limits. FHA loans are available for 15-year and 30-year fixed terms, 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 Best 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 $524,225
  • ✅Buyers who want the lowest possible down payment entry point
  • ✗Your purchase price exceeds $524,225 (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 3.5% down)
500-579 eligible with 10% down. Scores below 500 not eligible for FHA financing.
Down Payment
3.5% minimum
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)
$524,225
Standard county limit for 2025. Covers most homes in Spokane, Coeur d'Alene, Post Falls, and other regional markets.
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, the loan guidelines are set by HUD. But every lender prices FHA loans differently. Beeline shops multiple wholesale FHA lenders so you get the lowest available rate, not just whatever one bank happens to offer.

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Multiple Lenders Compared
Same FHA guidelines, different rates. We shop until we find the most competitive option for your credit score and loan amount.
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Clean Pre-Approval Process
We review your file before submitting. No surprises at underwriting. FHA has specific requirements, we catch issues early.
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Down Payment Assistance Stacking
FHA pairs well with Idaho Housing and Washington state DPA programs. We identify if you qualify for assistance on top of FHA to reduce out-of-pocket costs.
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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 $524,225 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.

FHA also pairs well with Idaho Housing Authority (IHFA) programs and Washington's down payment assistance offerings. In many cases, first-time buyers in the region can combine FHA with state assistance to significantly reduce what they need at closing. Beeline identifies which combinations apply to your specific situation before you commit to a path.

Common Questions

FHA Loan FAQ

It depends on your credit score and how much you're putting down. FHA is often better for credit scores below 680 or when you need the flexibility of higher DTI. Conventional can be cheaper long-term if you have 20% down (no PMI) or a score above 740 (better rate tiers). Beeline will 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 2025 FHA loan limit for standard counties in Washington and Idaho is $524,225. This applies to Spokane County, Kootenai County (CdA/Post Falls), Benton and Franklin Counties (Tri-Cities), and most other counties in the region. 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.
The upfront MIP is 1.75% of the loan (usually rolled in), and the annual MIP for a 30-year loan with under 10% down is approximately 0.55% of the outstanding balance per year. For a $300,000 loan, that's roughly $137/month in MIP added to your principal and interest payment. Conventional at the same loan amount with 5% down would have PMI that drops off once you hit 20% equity.
FHA Loans

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Start your application and Chris will compare FHA options across multiple lenders, no pressure, no commitment to any specific loan.

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