Get My ScoreTools

Tools for first-time buyers

Calculators, guides, programs, and answers. All free.

Total Monthly Payment
—
Principal, tax, insurance, PMI
Principal & Interest—
Property Tax—
Insurance—
PMI—
Loan Amount—
Total Interest—
PMI removed at 20% equity.
Maximum Home Price
—
Based on income & debts
Max Housing Budget—
Current DTI—
Max Loan—
Down Payment—
Estimates only. A lender verifies actual income and debts.
Time to Goal
—
At your current savings rate
Goal—
Saved—
Remaining—
Target Date—
Closing Costs—
Add $200/month to shave months off your timeline.

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Your QualifyScore factors in credit, debt, income, savings, and employment — not just one number.

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The #1 Question
FHA vs Conventional — which saves money?

Most people only compare rate. The real difference is mortgage insurance.

The math: FHA insurance stays for the life of the loan. Conventional PMI drops at 20% equity. On $300K, that gap is $15K–$30K.

Choose FHA if credit below 680 and under 10% down.

Choose Conventional if 680+ with 5%+ down — lower total cost.

The Hidden Cost
The credit score gap that costs $80,000

On $350K with 5% down, 620 vs 760 is ~1.5 points difference.

620 score: ~7.5% → $2,326/mo → ~$504K interest
760 score: ~6.0% → $1,994/mo → ~$385K interest
The gap: ~$332/month — $119K over 30 years

If below 700, every point gained before applying saves real money.

Down Payments
You don't need 20%
3% conventional, 3.5% FHA, 0% VA/USDA. Plus 2,600+ assistance programs.
Pre-Approval
Pre-qual ≠ pre-approval
Pre-qual is an estimate. Pre-approval is verified. Only pre-approval matters to sellers.
Closing Costs
The surprise $12,000
2–5% of loan on top of your down payment. On $300K that's $6K–$15K.
DTI Ratio
The number that decides it all
All debts + mortgage ÷ gross income. Must be under 43%. The #1 denial reason.

The homebuying timeline

Plan 6 months from search to keys.

1
Today
Understand Your Position
Check credit, calculate DTI, know your savings. Our quiz does it in 3 minutes.
2
1–6 Months
Build Foundation
Improve credit. Build savings. Gather documents.
3
1–2 Weeks
Get Pre-Approved
Without a pre-approval letter, sellers won't take your offers seriously.
4
1–3 Months
Find Your Home
Work with a buyer's agent. Tour homes. Make offers.
5
30–45 Days
Close & Move In
Inspection. Appraisal. Underwriting. Signing. Keys.

What your credit score means

The difference between 620 and 760 costs $80,000 over 30 years.

760+
Excellent — Best rates
Maximum savings over loan life
700–759
Very Good
Near-best rates, all loan types
620–699
Good — Most loans
Worth improving if you have time
580–619
Fair — FHA only
3–6 months improving saves a lot
<580
Needs Work
Focus on credit before applying

Six ways to improve fast

Highest Impact
Pay down credit cards
Below 30% utilization — ideally 10%. Can add 20–40 points in 30 days.
Highest Impact
Never miss a payment
35% of your score. Set autopay. One miss drops 60–110 points.
Medium Impact
Dispute errors
1 in 5 reports have errors. Check free at AnnualCreditReport.com.
Medium Impact
Become an authorized user
Family member's oldest card. Their history becomes yours.
Medium Impact
No new accounts before applying
Avoid new credit 6 months before mortgage application.
Lower Impact
Keep old accounts open
Credit history length matters. Don't close unused cards.

Ready to see where you stand?

8 questions. Your QualifyScore in 3 minutes.

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Assistance Programs

Free money most buyers never find

Every state has down payment and closing cost assistance. Some are grants you never pay back.

Texas
My First Texas Home
$25,000
DPA + discounted rate
Income $97k–$120k · Credit 620+
Florida
Florida Assist
$10,000
0% interest, deferred
Credit 640+ · Income limits vary
California
CalHFA Dream For All
Up to 20%
Shared appreciation
Income <$215k · First-gen priority
North Carolina
NC Home Advantage
$15,000
Forgivable after 15 years
Income $134k · Credit 640+
Georgia
Georgia Dream
$10,000
DPA for first-time buyers
Income limits vary · Credit 640+
Arizona
Home Plus AZ
Up to 5%
DPA + closing costs
Income limits vary · Credit 640+
Colorado
CHFA DPA
$25,000
Low-rate second mortgage
Income limits vary · Credit 620+
Ohio
Ohio Heroes
$16,454
Below-market rates
Public servants · Credit 640+
Virginia
VHDA Grant
Up to 2.5%
No repayment required
First-time buyer · Credit 620+
National
FHA Loan
3.5% Down
Government-backed, all 50 states
Credit 580+
National
USDA Rural
0% Down
Zero down for eligible areas
Eligible area · Credit 640+
National
VA Loan
0% Down
Veterans & active military
Service requirement · No PMI
Programs change yearly. Over 2,600 exist nationwide. Search all programs →

See which programs fit your profile

Take the quiz — we match your state and finances to available programs.

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Common Questions

Questions everyone's afraid to ask

Honest answers. No jargon.

Less than you think. 3% conventional or 3.5% FHA. Add 2–5% for closing costs. Budget $15K–$25K for a $300K home. Assistance programs can reduce out-of-pocket to under $1K.
580 minimum for FHA. 620+ for conventional. But 680+ saves tens of thousands. At 600, take 3–6 months to improve before applying.
3–6 months from search to keys. Pre-approval: 1–3 days. Finding a home: 1–3 months. Closing: 30–45 days.
Yes. What matters is DTI — all debts + mortgage under 43% of gross income. Student loans reduce buying power but don't prevent buying.
FHA for credit below 680 or under 10% down. Conventional for 680+ with 10%+ — lower long-term cost, removable PMI.
Lenders must tell you why. Common: low score, high DTI, insufficient income. Each has a specific fix. Most denied buyers qualify within 6–12 months.
Nobody can predict rates. If you're ready, buy. You can refinance later. Don't stretch your budget hoping rates will save you.
A free tool that estimates your mortgage readiness. 8 questions, a score from 0–100, personalized analysis, and next steps. No credit check, no data shared, completely free.
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a home right now

8 questions. Your QualifyScore with personalized advice.

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