Many homeowners in Virginia, Florida, Tennessee, and Georgia are sitting on above-market mortgage rates — rates locked in during periods of financial hardship — and assume their credit score permanently disqualifies them from refinancing. That assumption is often wrong, and it costs real money every month.
Bad credit refinance options exist across multiple loan programs: FHA Streamline, VA IRRRL, FHA rate-and-term, non-QM portfolio loans, and cash-out structures that use equity as the underwriting lever. The key is accessing all of them simultaneously, not just the ones a single retail lender happens to offer.
Here is the structural reality: a retail lender like Rocket Mortgage or Veterans United works from one rate shelf with one set of credit overlays. A wholesale mortgage broker works across 500+ lenders simultaneously, shopping your profile against dozens of investors to find the one whose overlays best fit a sub-620 credit score. That difference is not marketing language. It directly determines which programs you can access and at what rate.
Before any of that shopping happens, there is one critical protection worth understanding: the NoTouch Credit Pull. A no credit hit mortgage application lets you explore rates, programs, and payment scenarios without triggering a hard inquiry on your credit report. For borrowers already managing damaged credit, this matters enormously. You can see exactly what is available before you commit to anything.
Below are seven proven bad credit refinance options, ordered by program type. Each one includes the credit floor, the structural advantage a broker provides, and where relevant, real payment math so you can see the savings in dollars, not percentages.
Byline: Duane Buziak, NMLS #1110647 | Coast2Coast Mortgage LLC, NMLS #376205
1. FHA Streamline Refinance: The Fastest Path for Existing FHA Borrowers
The Challenge It Solves
If you already have an FHA loan and your credit has taken hits since origination, the standard refinance process feels intimidating. Full appraisals, income verification, and credit scrutiny can disqualify borrowers who are otherwise current on their mortgage. The FHA Streamline was designed specifically to remove those barriers.
The Strategy Explained
According to HUD’s FHA Streamline Refinance program guidelines, this program requires no appraisal and no income verification in most cases. The net tangible benefit rule requires that the refinance actually improve your loan terms — typically a reduction of at least 0.5% in your combined rate and MIP, or a move from an adjustable to a fixed rate. FICO floors through wholesale investors can reach as low as 580, and in some cases lower with compensating factors.
The broker advantage here is meaningful. Wholesale investors who participate in FHA Streamline programs set their own overlays above the FHA floor. One investor may require a 620 FICO; another may approve at 580. A broker shops all of them. A retail lender shows you one overlay and calls it the rule.
Implementation Steps
1. Confirm your existing loan is FHA-insured. Check your mortgage statement or contact your current servicer.
2. Request a soft credit pull mortgage pre-qualification to establish your current FICO range without triggering a hard inquiry.
3. Your broker shops FHA Streamline investors simultaneously to identify which overlays fit your credit profile.
4. Model the net tangible benefit calculation. If the math clears the HUD threshold, you proceed to lock.
The Worked Dollar Example
Consider a $280,000 FHA loan currently at 7.5%. Refinanced to 6.5% on a 30-year term, the principal and interest payment drops from approximately $1,958 to $1,770 per month. That is $188 per month in savings, or $2,256 per year. At typical FHA Streamline closing costs of roughly $3,000 to $4,500 (rolled into the loan in many cases), the break-even point falls between 16 and 24 months. For a borrower planning to stay in the home, that math works clearly.
Pro Tips
The 210-day seasoning rule applies: you must have made at least six payments on your current FHA loan before qualifying for a Streamline. If you are close to that window, time the application accordingly. Also confirm whether your existing loan carries an older, lower MIP rate — refinancing into a new FHA loan resets MIP under current terms, which affects the break-even calculation.
2. VA IRRRL: The Credit-Flexible Refinance Built for Veterans
The Challenge It Solves
Veterans with credit damage often assume they have lost access to VA loan benefits. The reality is that the VA’s Interest Rate Reduction Refinance Loan (IRRRL) has no VA-mandated FICO minimum. The barriers veterans encounter are lender overlays, not VA rules. The solution is accessing investors whose overlays accommodate sub-620 profiles.
The Strategy Explained
As documented on the VA IRRRL official program page, the VA IRRRL is available to veterans with existing VA-guaranteed loans. The VA itself does not set a credit score minimum. Individual lenders add overlays above that floor based on their own risk tolerance. A retail lender like Veterans United applies one set of overlays. A wholesale broker shops VA IRRRL across multiple investors simultaneously, identifying the investor whose overlay is most favorable for your specific credit profile.
This is a distinct program from VA cash-out refinancing. The IRRRL is a rate-reduction tool for veterans who want to lower their rate without pulling equity. For veterans who do want to access equity, VA cash-out refinancing allows up to 100% LTV for eligible borrowers.
Implementation Steps
1. Confirm your current loan is VA-guaranteed. Your Certificate of Eligibility (COE) and loan documents will confirm this.
2. Use a no hard inquiry mortgage pre approval process to establish your credit profile before any lender runs a hard pull.
3. Your broker submits your profile simultaneously to multiple VA IRRRL investors, comparing overlays and pricing.
4. Select the investor offering the best rate for your credit tier and lock upon confirmation.
Pro Tips
The VA IRRRL funding fee is typically 0.5% of the loan amount and can be rolled into the loan balance. Disabled veterans with a service-connected disability rating may be exempt from the funding fee entirely — confirm your exemption status before closing to avoid paying an unnecessary cost.
3. FHA Rate-and-Term Refinance: Converting Conventional Loans With Credit Damage
The Challenge It Solves
Conventional borrowers who locked in rates during stronger credit periods and have since experienced credit damage often find themselves frozen out of conventional refinancing. Conventional programs typically require 620 FICO at minimum, with better pricing reserved for 740+. The FHA rate-and-term refinance creates a conversion path that many borrowers do not know exists.
The Strategy Explained
A conventional borrower can refinance into an FHA loan through a rate-and-term refinance, accessing FHA’s lower FICO floors (580 through most wholesale investors, and as low as 500 with significant compensating factors through select portfolio investors). This is a full-documentation loan, meaning income and appraisal requirements apply. The critical modeling step is accounting for FHA mortgage insurance premium (MIP), which adds a monthly cost that must be weighed against the rate savings.
The break-even math here is more complex than a Streamline. You are comparing a lower rate against the addition of MIP. A wholesale broker with access to multiple FHA investors can price this across the widest possible range of rate/MIP combinations, finding the structure where the net benefit is real and documentable. Understanding what to expect from FHA refinance rates before you begin the process helps you evaluate whether the conversion math works in your favor.
Implementation Steps
1. Establish your current loan balance, rate, and remaining term to build the baseline payment comparison.
2. Request a mortgage pre approval without hard pull to establish your FICO range and debt-to-income ratio before lender engagement.
3. Your broker models FHA rate-and-term scenarios across multiple investors, including MIP in the payment comparison.
4. If the net benefit clears the break-even threshold within your expected ownership horizon, proceed to full application.
Pro Tips
FHA MIP on loans with less than 10% equity is currently structured as a lifetime cost — it does not automatically cancel at 80% LTV the way conventional PMI does. Build a long-term plan: once your credit recovers, a future conventional refinance can eliminate MIP. The FHA conversion is a bridge, not necessarily a permanent structure.
4. Cash-Out Refinance With Damaged Credit: Equity as the Underwriting Lever
The Challenge It Solves
Credit score is one underwriting variable. Loan-to-value ratio is another. When a borrower has significant equity built up in a property, that equity functions as a compensating factor that can offset credit score weakness in underwriting decisions. Many borrowers with damaged credit and strong equity positions do not realize this leverage exists.
The Strategy Explained
FHA cash-out refinancing allows up to 80% LTV at FICO scores as low as 580 through many wholesale investors. VA cash-out refinancing for eligible veterans allows up to 100% LTV, making it the most powerful equity-access tool available regardless of credit profile. The NoTouch Credit Pull process allows borrowers to explore which cash-out program fits their equity position and credit tier before any hard inquiry is triggered.
The strategic use of cash-out proceeds matters here. Paying off high-rate revolving debt with mortgage proceeds replaces expensive unsecured debt with lower-rate secured debt. It also reduces credit utilization, which is one of the primary drivers of credit score improvement post-close. Before committing to a cash-out path, reviewing the key differences between a cash-out refinance and a home equity loan ensures you are selecting the right equity-access structure for your situation.
Implementation Steps
1. Establish your current home value and outstanding mortgage balance to calculate available equity.
2. Identify the high-rate debt obligations you intend to consolidate and total their monthly payments.
3. Use a soft pull mortgage broker pre-qualification to map your credit profile against FHA and VA cash-out program overlays.
4. Model the combined post-close payment (new mortgage + eliminated debt payments) against your current total obligation.
The Worked Dollar Example
Consider a home valued at $350,000 with a $200,000 outstanding mortgage balance. At 80% LTV on an FHA cash-out, the maximum new loan is $280,000, producing $80,000 in cash proceeds after paying off the existing balance (before closing costs). That $80,000 eliminates a car loan, credit card balances, and a personal loan totaling $1,100 per month in payments. The new mortgage payment increases by approximately $650 per month on the higher balance, producing a net monthly savings of roughly $450 on total obligations, while also clearing the revolving debt that was suppressing the credit score.
Pro Tips
For VA-eligible borrowers, the 100% LTV ceiling on VA cash-out means the equity math works even when conventional and FHA programs cap out. A veteran with $200,000 in equity on a $400,000 home can access significantly more proceeds through VA cash-out than through FHA. Confirm eligibility and remaining entitlement with your broker before selecting the program path.
5. Non-QM and Portfolio Refinance: When Agency Programs Don’t Fit the Timeline
The Challenge It Solves
FHA, VA, and conventional programs all carry seasoning requirements for major credit events. Bankruptcy typically requires a two-year waiting period after discharge for FHA, four years for conventional. Foreclosure carries a three-year FHA waiting period. Borrowers who fall inside those windows — and who have otherwise stabilized their finances — have limited options through agency channels. Non-QM and portfolio lending fills that gap.
The Strategy Explained
Non-QM lenders hold loans in their own portfolio rather than selling them to Fannie Mae, Freddie Mac, or Ginnie Mae. Because they retain the credit risk, they set their own underwriting standards. This means a borrower with a bankruptcy discharged 18 months ago, or a foreclosure 24 months back, may qualify for a portfolio refinance that no agency program would touch. These products are priced above agency rates to reflect the additional risk, but for a borrower locked in a high-rate loan from a period of financial distress, the comparison still often favors refinancing.
Non-QM products are not available through retail lenders like Rocket Mortgage or Movement Mortgage, which operate on agency-only rate shelves. They are accessible exclusively through wholesale brokers with portfolio lending relationships. This is a structural access gap, not a pricing gap. Borrowers who are self-employed with credit damage may find that self-employed loan programs through portfolio investors offer additional flexibility on income documentation alongside the credit accommodation.
Implementation Steps
1. Document the date of your credit event (bankruptcy discharge date, foreclosure completion date) to establish your seasoning position relative to agency windows.
2. Compile 12 to 24 months of on-time payment history post-event — this is the primary compensating factor non-QM underwriters evaluate.
3. Your broker identifies portfolio investors whose seasoning requirements match your timeline and submits your profile for program pricing.
4. Compare non-QM pricing against the cost of waiting for agency seasoning to clear — sometimes the rate differential favors waiting; sometimes it does not.
Pro Tips
Non-QM programs vary significantly in their documentation requirements. Some use bank statement income verification rather than W-2s, which can benefit self-employed borrowers with credit damage. Others use asset depletion models. Ask your broker specifically which non-QM investors have the most flexible overlay for your credit event type and timeline.
6. Rate Shopping Without Score Damage: The NoTouch Credit Pull Advantage
The Challenge It Solves
Borrowers with damaged credit often avoid rate shopping entirely because they believe each lender inquiry costs them credit score points. This fear is well-founded in some contexts but misapplied to mortgage shopping. The result is that bad credit borrowers often accept the first rate they are quoted rather than shopping for the best available option — which is precisely when shopping matters most.
The Strategy Explained
The CFPB’s guidance on rate shopping and credit scores confirms that multiple mortgage inquiries within a 45-day window are typically treated as a single inquiry by credit scoring models. This protects borrowers who shop multiple lenders simultaneously. The NoTouch Credit Pull takes this a step further: it uses a soft credit pull mortgage pre-qualification to establish your credit profile, program eligibility, and rate range before any lender runs a hard pull.
The process works as follows. Your broker pulls a soft credit report — a no hard inquiry mortgage pre approval that does not affect your score — and uses that data to shop your profile across 500+ wholesale lenders simultaneously. You receive program options, rate ranges, and payment scenarios. Only when you select a program and authorize a rate lock does a hard pull occur. This is a no credit hit mortgage application in the truest sense: full program exploration with zero score impact during the shopping phase. For a deeper look at how to protect your score throughout this process, getting the lowest refinance rates without hurting your credit walks through the full strategy.
Retail lenders cannot replicate this. A retail lender runs one hard pull for one rate shelf. A soft pull mortgage broker runs one soft pull across hundreds of investors, then converts to a single hard pull only upon your instruction.
Implementation Steps
1. Contact your wholesale broker and explicitly request a NoTouch Credit Pull pre-qualification.
2. Provide basic loan information: current balance, estimated home value, loan type, and credit range estimate.
3. Review the program options and rate scenarios your broker returns from the wholesale investor search.
4. Select your preferred program. Authorize the hard pull only when you are ready to lock a rate.
Pro Tips
Keep all hard pull authorizations within a 45-day window if you are comparing final offers from multiple sources. The credit scoring window protection applies to mortgage inquiries specifically, not to credit card or auto loan applications during the same period. Avoid applying for any new credit during the mortgage shopping window.
7. Debt Consolidation Refinance: Restructuring High-Rate Debt Through Your Mortgage
The Challenge It Solves
Borrowers managing damaged credit often carry high-rate revolving debt alongside their mortgage: credit cards at 24% to 29% APR, personal loans at 18% to 22%, auto loans at 10% to 14%. These obligations strain monthly cash flow and suppress credit scores through high utilization. A debt consolidation refinance addresses both problems simultaneously through a single transaction.
The Strategy Explained
A cash-out refinance structured specifically for debt consolidation replaces multiple high-rate obligations with a single mortgage payment at a lower blended rate. The mortgage rate is higher than it would be for a straightforward rate-and-term refinance, but the weighted average cost of all debt post-consolidation is typically lower than the weighted average cost pre-consolidation. Paying off revolving balances also reduces credit utilization, which is a primary driver of credit score improvement — meaning this strategy can improve the borrower’s credit profile in the months following close.
FHA cash-out to 80% LTV and VA cash-out to 100% LTV are the primary program vehicles. The 2026 FHFA conforming loan limit baseline is $806,500, with a high-cost ceiling of $1,249,125 — relevant context for borrowers whose consolidated loan balance approaches conforming thresholds. Understanding how 30-year refinance rates are structured and priced helps you evaluate whether the consolidated payment represents a genuine improvement over your current total debt obligation.
Implementation Steps
1. List every debt obligation to be consolidated: balance, rate, and minimum monthly payment for each.
2. Calculate total current monthly obligations (mortgage plus all debts being consolidated).
3. Model the new mortgage payment at the cash-out loan amount and compare to the total current obligation.
4. Confirm the net monthly savings and the break-even point on closing costs before proceeding.
The Worked Dollar Example
Consider a borrower with a $1,800 existing mortgage payment plus $730 per month in credit card minimums, a personal loan payment, and a car payment — a combined monthly obligation of $2,530. A cash-out FHA refinance on a property with sufficient equity consolidates the consumer debt into the mortgage. The new mortgage payment on the higher balance is approximately $2,180 per month. Total monthly obligation drops from $2,530 to $2,180, a reduction of $350 per month. Additionally, the elimination of revolving balances reduces credit utilization, with credit score improvement typically beginning to appear within 60 to 90 days of account payoffs reporting to the bureaus.
Pro Tips
Debt consolidation refinancing works best when the borrower addresses the spending patterns that created the revolving debt in the first place. Rolling credit card debt into a mortgage and then rebuilding card balances produces a worse financial position than the starting point. Many wholesale investors will ask about post-close reserves and payment history as compensating factors — a clean 12-month payment history on the existing mortgage is the strongest evidence you can provide.
According to the Freddie Mac Primary Mortgage Market Survey, 30-year fixed mortgage rates have remained in a range that makes refinancing meaningful for borrowers who locked in at peak rates during periods of financial stress. Check the current weekly survey data at time of application to establish your rate baseline for comparison.
Bad Credit Refinance Program Comparison: Side-by-Side
The table below compares the primary bad credit refinance programs available through a wholesale broker. Rates shown are illustrative mid-market estimates — your actual rate depends on credit score, LTV, loan amount, and lock date. Request a NoTouch Credit Pull soft credit pull mortgage pre-qualification for real pricing on your specific file.
| Program | Indicative Rate Range (2026) | Lender Fees | Cash-Out LTV Ceiling | Program Access | FICO Floor |
|---|---|---|---|---|---|
| FHA Streamline Refinance | 6.25%–7.00% | Low; often rolled into loan | N/A (rate-and-term only) | Existing FHA borrowers only; wholesale broker shops MIP/overlay combos | 580 (wholesale investors); some down to 500 with compensating factors |
| VA IRRRL | 5.875%–6.625% | 0.5% funding fee (waived for disabled vets) | N/A (rate-and-term only) | VA-guaranteed loan holders; broker shops overlay across 500+ investors | No VA-mandated minimum; lender overlays vary — broker matches to lowest overlay |
| VA Cash-Out Refinance | 6.125%–6.875% | 2.15%–3.3% funding fee (waived if disabled) | 100% LTV | VA-eligible veterans and active-duty; wholesale broker required for best pricing | No VA minimum; typical wholesale overlay 580–620 |
| FHA Cash-Out Refinance | 6.50%–7.25% | Upfront MIP 1.75%; annual MIP ~0.55% | 80% LTV | Owner-occupied; broker shops FHA investors for lowest overlay | 580 through most wholesale investors |
| FHA Rate-and-Term Refinance | 6.375%–7.125% | Upfront MIP 1.75%; annual MIP ~0.55% | N/A (rate-and-term only) | Conventional-to-FHA conversion; full doc required | 580 standard; 500 with 10%+ equity through select investors |
| Non-QM / Portfolio Refi | 7.50%–9.50% | Higher origination; varies by investor | Up to 75%–80% LTV (investor-specific) | Wholesale broker exclusive — not available at retail lenders | Varies; some investors 500+; recent credit events OK |
Frequently Asked Questions: Bad Credit Refinance Options
1. What is the lowest credit score that can qualify for a refinance?
Through wholesale investors offering FHA programs, FICO scores as low as 580 are commonly accepted, and some portfolio lenders will consider scores below 500 with compensating factors such as significant equity or strong reserve assets. The key is accessing multiple investors simultaneously through a wholesale broker — a retail lender applies one overlay to every file.
2. Will shopping for rates hurt my credit score if I have bad credit?
Not if you use the NoTouch Credit Pull process. A soft credit pull mortgage pre-qualification retrieves your credit profile without triggering a hard inquiry. Your score is unaffected during the entire comparison shopping phase. A single hard pull is authorized only when you select a program and authorize a rate lock. This is a no credit hit mortgage application in the truest sense — full program visibility with zero score impact during shopping.
3. Can I get a cash-out refinance with bad credit?
Yes. VA-eligible veterans can access up to 100% LTV on a VA cash-out refinance regardless of credit damage — the VA itself sets no FICO minimum, and a wholesale broker can match your profile to the investor with the most favorable overlay. For non-veterans, FHA cash-out allows up to 80% LTV at FICO scores as low as 580 through many wholesale investors. Significant equity functions as a compensating factor that can offset credit weakness in underwriting.
4. How does a wholesale broker help bad credit borrowers that a retail lender cannot?
A retail lender like Rocket Mortgage applies one set of credit overlays across all borrowers — their threshold is your only option. A wholesale broker submits your profile simultaneously to 500+ wholesale investors, each of whom sets different FICO minimums, DTI limits, and program structures. For bad credit borrowers, this access difference determines whether refinancing is possible at all, not just what rate you receive. Additionally, the no hard inquiry mortgage pre approval available through a broker lets you explore all options before committing to a single lender’s application.
5. Is the VA IRRRL available to veterans with low credit scores?
Yes. The VA does not set a credit score minimum for the VA IRRRL — it is one of the only mortgage programs in the country structured this way. The barriers veterans encounter are lender overlays imposed above the VA floor. A wholesale broker shops VA IRRRL across multiple investors to find the one whose overlay accommodates your credit profile, rather than applying one overlay and stopping. Disabled veterans with a service-connected rating may also be exempt from the 0.5% IRRRL funding fee.
6. What is the 2026 FHFA conforming loan limit, and does it affect my refinance options?
The 2026 FHFA baseline conforming loan limit is $806,500, with a high-cost area ceiling of $1,249,125. Loan balances above these thresholds fall into jumbo territory, which carries different underwriting standards and pricing. For most bad credit borrowers pursuing FHA or VA programs, the conforming limit is less relevant since these programs operate under separate guidelines — but it is critical context for borrowers evaluating conventional or debt consolidation refinance options near those thresholds.
7. Can I refinance if I had a bankruptcy or foreclosure?
Potentially yes, depending on your seasoning position. FHA loans typically require a two-year waiting period after bankruptcy discharge; conventional loans require four years. Foreclosure carries a three-year FHA waiting period and seven years for conventional. However, non-QM and portfolio lenders — accessible only through wholesale brokers — may approve refinances with shorter seasoning periods, sometimes as little as 12 to 24 months post-event, at rates that reflect the additional risk. A soft pull mortgage broker pre-qualification can identify which program window is open for your specific timeline.
8. Am I eligible to apply if I live in Virginia, Florida, Tennessee, or Georgia?
Yes. Coast2Coast Mortgage LLC (NMLS #376205) is actively licensed in Virginia, Florida, Tennessee, and Georgia. All bad credit refinance programs discussed in this guide — FHA Streamline, VA IRRRL, VA cash-out, FHA cash-out, FHA rate-and-term, non-QM portfolio, and debt consolidation refinance — are available to borrowers in all four states. A mortgage pre approval without hard pull can be initiated for borrowers in any of these states with no obligation to proceed.
Your Implementation Roadmap: Where to Start Based on Your Loan Type
The seven strategies above cover the full spectrum of bad credit refinance options, but the right starting point depends on your current loan type and equity position. Here is a prioritized implementation path.
Existing FHA borrowers: Start with the FHA Streamline. No appraisal, minimal credit scrutiny, and the fastest path to a lower rate. If you need cash out, move to FHA cash-out at 80% LTV.
VA-eligible veterans: Start with the VA IRRRL. No VA-mandated FICO minimum, and a wholesale broker can shop multiple investors to find the overlay that fits your credit profile. For equity access, VA cash-out to 100% LTV is the most powerful option available to any borrower in any program.
Conventional borrowers with credit damage: Evaluate FHA rate-and-term conversion if your FICO is below conventional minimums. If you have equity, model FHA or VA cash-out consolidation against your current total debt obligation.
Borrowers inside agency seasoning windows: Non-QM and portfolio refinance options are accessible only through a wholesale broker. A retail lender cannot help you here.
Every path begins the same way: a NoTouch Credit Pull soft pull mortgage broker pre-qualification that protects your score while you explore all available options. This is the foundational step — no hard inquiry, no score impact, full program visibility.
The structural broker advantage is not a minor detail. Rocket Mortgage, Veterans United, and Movement Mortgage each operate from a single rate shelf with proprietary overlays. Coast2Coast Mortgage LLC shops 500+ wholesale lenders simultaneously, finding the investor whose credit overlays, program access, and pricing best fit your specific profile. For bad credit borrowers, that difference determines whether refinancing is possible at all.
Today’s mortgage rates are competitive. Find out if you could lower your monthly payment and save thousands over the life of your loan. Compare personalized refinance rates now with no obligation to proceed.
Legal Disclaimer
This article is provided for informational and educational purposes only and does not constitute a commitment to lend, a loan approval, or a guarantee of any specific rate or program availability. Mortgage rates, program guidelines, and loan eligibility are subject to change without notice and vary based on individual borrower credit profile, loan-to-value ratio, debt-to-income ratio, property type, and market conditions at the time of application. All loan programs described are subject to underwriting approval and investor guidelines.
Coast2Coast Mortgage LLC, NMLS #376205, is licensed to originate mortgage loans in Virginia, Florida, Tennessee, and Georgia. This content is directed solely at borrowers located in those states. Duane Buziak, NMLS #1110647, is a licensed mortgage professional operating under Coast2Coast Mortgage LLC. NMLS Consumer Access: nmlsconsumeraccess.org.
The worked dollar examples, rate ranges, and payment calculations in this article are illustrative estimates based on current market conditions and are not guaranteed. Actual rates and payments will differ. The 2026 FHFA conforming loan limit baseline is $806,500; the high-cost area ceiling is $1,249,125. VA cash-out refinancing allows up to 100% LTV for eligible borrowers per VA program guidelines. FHA programs are subject to HUD guidelines. All figures should be verified at the time of application. Nothing in this article should be construed as tax, legal, or financial advice.
