Conventional vs. FHA Loans: What's the Difference?

When you're ready to buy a home, one of the first big decisions you'll face is choosing the type of mortgage that's right for you. Two popular options are conventional loans and FHA loans. But what are the differences between them, and which one is best suited for your needs? Let’s dive into the details to help you make an informed choice.

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Introduction to Home Loans

Buying a home is an exciting journey, but it also involves making significant financial decisions. Choosing the right type of mortgage is crucial, as it can impact your down payment, interest rate, and overall cost of the loan. Two common mortgage options are conventional loans and FHA loans. Understanding the differences between these can help you determine which is best for your financial situation and homeownership goals.

What is a Conventional Loan?

A conventional loan is a mortgage that is not insured or guaranteed by the federal government. These loans are offered by private lenders such as banks, credit unions, and mortgage companies. Because they are not backed by the government, conventional loans often have stricter requirements, including higher credit scores and larger down payments.

What is an FHA Loan?

An FHA loan is a mortgage insured by the Federal Housing Administration (FHA), a government agency. FHA loans are designed to help lower-income and first-time homebuyers qualify for a mortgage. They have more lenient credit requirements and lower down payments compared to conventional loans, making them an attractive option for many buyers.

Key Differences Between Conventional and FHA Loans

Eligibility Criteria

Conventional Loans: Typically require a higher credit score (usually above 620) and a lower debt-to-income ratio. Lenders look for strong financial stability and a good credit history.

FHA Loans: More lenient with credit scores (as low as 500 with a 10% down payment, or 580 with a 3.5% down payment). FHA loans also have more flexible debt-to-income ratios, making them accessible to more borrowers.

Down Payment Requirements

Conventional Loans: Generally require a higher down payment, often around 5% to 20% of the home's purchase price. However, some conventional loans allow for a down payment as low as 3%.

FHA Loans: Require a minimum down payment of 3.5% if you have a credit score of 580 or higher. If your credit score is between 500 and 579, a 10% down payment is required.

Interest Rates and Terms

Conventional Loans: Interest rates can vary based on your credit score, down payment, and other factors. Generally, borrowers with higher credit scores receive lower interest rates. Conventional loans offer various terms, typically 15, 20, or 30 years.

FHA Loans: Often have slightly higher interest rates compared to conventional loans. However, they offer competitive rates that can be more favorable for borrowers with lower credit scores. FHA loans typically come with 15 or 30-year terms.

Mortgage Insurance

Conventional Loans: If you put down less than 20%, you’ll need to pay for private mortgage insurance (PMI). PMI can be removed once you reach 20% equity in your home.

FHA Loans: Require mortgage insurance premiums (MIP), which include an upfront fee and an annual premium paid monthly. MIP is required for the life of the loan unless you refinance to a conventional loan.

Loan Limits

Conventional Loans: Loan limits vary by location and lender, but conventional loans can go up to $726,200 in most areas and higher in certain high-cost regions.

FHA Loans: Loan limits are set by the FHA and vary by county. These limits are generally lower than conventional loan limits, with a maximum of $472,030 in most areas and up to $1,089,300 in high-cost areas.

Property Standards

Conventional Loans: Have more flexible property standards, allowing for a wider variety of properties, including fixer-uppers and investment properties.

FHA Loans: Have stricter property standards to ensure the home is safe and livable. The property must meet certain health and safety standards, and the appraisal process is more rigorous.

Pros and Cons of Conventional Loans


  • Potentially lower interest rates: Especially for borrowers with excellent credit.
  • No mortgage insurance: Required with a down payment of 20% or more.
  • Flexible property options: Including investment properties and second homes.


  • Stricter requirements: Higher credit score and lower debt-to-income ratio needed.
  • Higher down payment: Typically required, especially for the best rates.

Pros and Cons of FHA Loans


  • Lower credit requirements: Easier to qualify with less-than-perfect credit.
  • Lower down payment: As low as 3.5% for qualified borrowers.
  • Assumable loans: Which can be transferred to a new buyer under certain conditions.


  • Mortgage insurance: Required for the life of the loan.
  • Loan limits: May be lower than conventional loans, restricting home prices.
  • Property standards: More stringent appraisal and inspection requirements.

Which Loan is Right for You?

Choosing between a conventional and an FHA loan depends on your financial situation, credit score, and homeownership goals. Here are some considerations:

  • If you have a strong credit score and can afford a larger down payment: A conventional loan might be the better option due to lower interest rates and no lifetime mortgage insurance.
  • If you have a lower credit score or a smaller down payment: An FHA loan could be more accessible and allow you to enter the housing market sooner.

Application Process

For Conventional Loans:

  1. Pre-Approval: Obtain pre-approval from a lender to understand how much you can borrow.
  2. Find a Home: Work with a real estate agent to find a suitable property.
  3. Submit Application: Provide financial documentation and complete the loan application.
  4. Appraisal: The lender will order an appraisal to determine the property's value.
  5. Underwriting: The lender reviews your financials and the property appraisal.
  6. Closing: Sign the final paperwork and receive the keys to your new home.

For FHA Loans:

  1. Pre-Approval: Obtain pre-approval from an FHA-approved lender.
  2. Find a Home: Work with a real estate agent to find a home that meets FHA standards.
  3. Submit Application: Provide financial documentation and complete the loan application.
  4. Appraisal and Inspection: The lender will order an FHA appraisal and inspection to ensure the property meets FHA requirements.
  5. Underwriting: The lender reviews your financials and the property appraisal.
  6. Closing: Sign the final paperwork and receive the keys to your new home.


Both conventional and FHA loans have their unique benefits and drawbacks. By understanding the differences and evaluating your personal financial situation, you can choose the mortgage that best fits your needs. Whether you opt for the flexibility of a conventional loan or the accessibility of an FHA loan, both options can help you achieve your dream of homeownership.

FAQs about Conventional and FHA Loans

1. Can I switch from an FHA loan to a conventional loan?

Yes, you can refinance an FHA loan into a conventional loan, which may allow you to remove mortgage insurance and potentially get better terms.

2. Are there income limits for conventional and FHA loans?

FHA loans do not have income limits, but some local or state programs may have them. Conventional loans typically do not have income limits.

3. Can I use an FHA loan to buy a second home or investment property?

No, FHA loans are intended for primary residences only. Conventional loans, on the other hand, can be used for second homes and investment properties.

4. Do conventional loans have prepayment penalties?

Most conventional loans today do not have prepayment penalties, but it’s always best to check with your lender.

5. How long does it take to close on a conventional vs. an FHA loan?

The closing process for both types of loans is generally similar, taking about 30 to 45 days. However, FHA loans may require additional steps, such as stricter property appraisals, which could affect the timeline.