This guide is part of my statewide financing library — the plain-English rundown of how each loan type works for Kentucky buyers, from Lexington subdivisions to Gorge cabins and everything between. I’m your agent, not your lender: programs described here come from licensed third-party lenders, and I’ll gladly introduce you to ones who know Kentucky.

The Big Four at a Glance

• USDA: $0 down · 620+ credit · no monthly mortgage insurance · rural-eligible areas and income caps · owner-occupied. The local-region headliner.
• VA: $0 down · from ~580 · no monthly mortgage insurance · service eligibility required. If you qualify, it usually wins.
• FHA: 3.5% down · from 580 (lower with manual underwrite) · monthly insurance for the life of most loans · the credit-forgiveness champion.
• Conventional: 3% down · 620+ · insurance drops at equity · best pricing for stronger files, and the only one of the four that also does second homes and rentals.

The Decision Shortcuts

• Served in the military? Check VA first — it beats everything it is eligible for.
• Buying rural (most of our region)? Price USDA before anything.
• Credit rebuilding? FHA is built for you; refinance to conventional later.
• Strong credit, saving insurance money long-term? Conventional.
• Investment cabin? None of these — see DSCR.

The Only Real Answer

Programs compete on your actual numbers, not on generalities: we price the eligible options side by side on your file and let the payment math pick. That comparison takes one conversation and zero commitment.

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Comparison Questions

Why would anyone pick FHA over USDA if USDA is $0 down?

Eligibility: USDA carries geographic and household-income limits, and not every property or buyer fits. FHA has no income cap and works everywhere — it is the fallback champion when USDA’s rules exclude a file.

All sixteen programs live on the financing hub. To get priced: (859) 310-1209.