Medina: How 580+ (96.5% LTV) and 500-579 (90% LTV) FHA tiers work — 2026 Mortgage Guide
Updated October 2026
Medina: How 580+ (96.5% LTV) and 500-579 (90% LTV) FHA tiers work — 2026 Mortgage Guide
In Medina, Gibson County, use the US-45E North corridor as a search reference, not proof of parcel jurisdiction or loan eligibility. This guide focuses on how 580+ (96.5% ltv) and 500-579 (90% ltv) fha tiers work. Obtain the property’s tax record, insurance quote and title information before relying on an estimated payment.
For eligible FHA purchases, 580+ can permit 96.5% LTV while 500–579 generally limits LTV to 90%. These are not universal refinance limits: cash-out generally caps base-loan LTV at 80%, and other refinance types have their own calculations. Many lenders will not originate below 580 despite agency minimums.
Sub-580 refinancing requires a transaction-specific review, not a promise of approval. FHA program minimums differ from lender overlays, and purchase down-payment tiers do not override refinance LTV limits. Manual underwriting still requires documented capacity and satisfactory history; bankruptcy, liens and recent delinquencies can impose additional requirements.
The 2026 one-unit baseline conforming limit is $832,750 and the 2026 FHA one-unit floor is $541,287. Check the applicable county limit and transaction rules; these ceilings do not establish borrower eligibility. Dollar figures used for affordability examples are illustrative planning scenarios rather than measured local medians; statutory limits are program reference figures, not home-price estimates.
| Factor | 2026 Rule or Basis | Local Impact |
|---|---|---|
| Loan limits | $832,750 conforming baseline; $541,287 FHA floor, one unit | Verify the applicable Gibson County limit |
| Transaction review | How 580+ (96.5% LTV) and 500-579 (90% LTV) FHA tiers work | Obtain a written scenario for the property and borrower |
| Cost or eligibility basis | HUD transaction rules, manual underwriting and documented recovery | Verify current program terms and lender overlays |
| Taxes and insurance | Parcel tax bill and address-specific insurance quote | Recalculate escrow rather than copying the seller’s payment |
Request a written Loan Estimate and a documented eligibility review. Compare cash to close, monthly housing expense and total cost over your expected ownership period; approval depends on income, assets, credit and collateral, not the locality alone. Consult HUD Handbook 4000.1 resources and a HUD-approved housing counselor for current requirements.
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Jackson, TN & West Tennessee Sub-580 & Bad-Credit Refinance Guide (2026) | Henderson | Humboldt | Today’s rates | Monthly payment calculator
How we calculate payments
Monthly principal and interest use P × r / (1 − (1 + r)−n), where P is the loan amount, r is the monthly note rate and n is the number of payments. At zero interest, use P / n. Add property taxes, homeowners insurance and applicable mortgage insurance to estimate the full payment. Use parcel-specific taxes and an insurance quote when comparing homes.
APR includes applicable finance charges; use the note rate, not APR, for amortization. Compare Loan Estimates with the CFPB guide.