The Programs Built for You

• USDA — zero down in eligible rural areas, which covers most of our counties; usually the first program we price locally.
• FHA — 3.5% down from a 580 score; the forgiving-credit workhorse.
• VA — zero down for veterans and eligible service members; if you served, start here.
• Conventional — 3% down with stronger credit, insurance that eventually drops.

Down Payment Help Exists

Kentucky operates statewide down-payment assistance through its housing finance agency, and assistance can stack with the programs above — details in our assistance guide. Between USDA’s zero down and assistance programs, plenty of local first-timers close with little more than earnest money and closing costs.

The Path in Five Steps

• Credit check-up: know your scores and fix the fixable before applying, not after.
• Prequalification: a short conversation that turns guesses into a real budget.
• The search: shop payments, not just prices — taxes and insurance ride along.
• Offer and inspection: in this region, inspect the roof and septic like money depends on it, because it does.
• Closing: sign, fund, keys. Then meet your new best friend, the maintenance calendar.

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First-Timer Questions

How much do I really need saved?

With USDA or VA, potentially just closing costs and reserves; with FHA, 3.5% down plus costs — and assistance programs can cover part of that. The honest number comes from a prequalification against your actual file, which costs nothing.

My credit isn’t great. Am I stuck renting?

Not necessarily: FHA works from a 580 (sometimes lower with manual underwriting), and a few months of targeted credit repair often moves a file from “no” to “yes.” The worst plan is assuming rejection without asking.

Start with a call: (859) 310-1209. Prequalification is free and commits you to nothing.