Do You Still Need a 620 Credit Score to Buy in Arizona?

Hi, I'm Andria Townsend, a loan officer with NEXA Mortgage. I've lived in Arizona for more than 15 years, and I work out of San Tan Valley.

For years, 620 was the magic number for a conventional loan. If you were at 610, most people told you to wait. That rule changed, and plenty of buyers still haven't heard about it.

What changed with the 620 credit score rule?

Fannie Mae is one of the two big companies that buy most conventional home loans. For loan files created on or after November 16, 2025, its Desktop Underwriter system, called DU, no longer requires a 620 minimum score. Fannie Mae's Selling Guide now says a minimum credit score is not required for DU loan casefiles.

Instead, DU looks at your whole file. That means your income, your debts, your savings, and your payment history. The score still matters. It's just not a hard cutoff anymore.

One catch: loans that are underwritten by hand, without DU, still have a 620 floor for fixed-rate loans.

Do I still need a credit score to buy a house in Arizona?

Yes. This is where some online posts get it wrong. Fannie Mae still requires lenders to pull credit scores for each borrower. The change removed the floor. It didn't remove the score.

So if you have no credit history at all, the first step is still building some. I can help you figure out what's missing.

Does every lender follow the new rule?

No. Lenders can set stricter rules on top of Fannie Mae's. These are called overlays. One lender may still want 620. Another may not.

That's why it's worth asking a loan officer to look at your actual file. A "no" from one place isn't always a "no" everywhere.

What credit score do FHA, VA, and USDA loans need?

FHA loans

FHA guidelines allow scores as low as 500. If your score is under 580, FHA has stricter requirements. Many lenders set their own FHA minimums higher.

VA loans

VA doesn't publish a minimum credit score. You have to meet VA's credit rules and your lender's, and each lender sets its own score minimum. If you're a veteran or active duty near Pinal County, it's worth checking.

USDA loans

USDA doesn't publish a single minimum score either. Its automated system, called GUS, decides what score works for each file. Parts of Pinal County are USDA eligible, so check the address first.

Subject to eligibility, credit approval, and program guidelines. Programs can change.

What about new credit scores like VantageScore 4.0?

The FHFA first said in July 2025 that lenders could use VantageScore 4.0 on Fannie Mae and Freddie Mac loans. In September 2026, that opened up to all approved lenders. VantageScore 4.0 can use more data, like rent and utility payments, to score people.

FHA is next. HUD's Mortgagee Letter 2026-11 adds VantageScore 4.0 and FICO 10T for FHA case numbers assigned on or after January 1, 2027. The same 500 and 580 score levels still apply. Not every lender has switched yet, so ask which score your lender uses.

What does this mean for first-time buyers in San Tan Valley and Pinal County?

If you've been waiting to get "over 620," you might not have to wait. Knowing where you stand now helps you plan your budget and your timing.

Here's what to do:

1. Pull your credit. Know your scores and check for errors.
2. Talk to a loan officer. Ask them to run your file, not just your score.
3. Ask about overlays. Find out if the lender adds rules on top.
4. If you're married, know the spouse rules. Arizona is a community property state, and that can matter on some loan types. I explain it in how Arizona community property affects your mortgage.
5. Stack your help. Look at down payment help like Arizona Is Home and seller-paid closing costs. You can also start on my first-time home buyer page.

One honest note. A lower score can still cost you more. It can affect your rate and mortgage insurance. So even if you qualify, raising your score may still be worth it.

What does this mean for current homeowners?

If your credit dipped after you bought, this change may open doors later on a conventional refinance. Every file is different, so talk with your loan officer before you assume anything.

Credit score and buying in Arizona: FAQ

Can I get a conventional loan with a 600 credit score?

Maybe. Fannie Mae's DU no longer has a 620 floor, but lenders can set their own rules. Your full file decides it.

Do I need a credit score at all?

Yes. Fannie Mae still requires lenders to pull credit scores for each borrower.

What's the minimum score for an FHA loan?

FHA guidelines allow scores as low as 500, though scores below 580 come with stricter requirements. Many lenders set higher minimums.

Does VA have a minimum credit score?

VA doesn't publish one. Each lender sets its own.

What is VantageScore 4.0?

It's a credit score model that all Fannie Mae and Freddie Mac approved lenders can use as of September 2026. FHA starts accepting it for case numbers assigned on or after January 1, 2027.

Should I still work on my credit?

Yes. A higher score can help your terms and your options, even if you already qualify.

Want to know where your credit stands?

I'll look at your full file, tell you what's possible now, and what would help most. It's a quick, no-pressure chat.

Get pre-approved or ask me a question at andriatownsend.com. You can also call me at 480-487-9166 or email [email protected].

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Andria Townsend, Mortgage Loan Originator, NMLS #2154631. NEXA Mortgage, LLC, NMLS #1660690. Equal Housing Opportunity. This is not a commitment to lend. All loans subject to credit approval, underwriting, and program guidelines.

Sources

• Fannie Mae Selling Guide B3-5.1-01, General Requirements for Credit Scores
• Orrick InfoBytes, Fannie Mae Selling Guide update (Nov 2025)
• FHFA, Credit Score Models
• HUD Mortgagee Letter 2026-11, Alternative Credit Scores (Oct 8, 2026)
• VA.gov, Eligibility for VA home loan programs
• USDA HB-1-3555, Chapter 10: Credit Analysis