Kentucky Mortgage Broker Offering FHA, VA, USDA, Conventional, and KHC Down Payment Assistance Home Loans $100 down FHA program, 90 day flip rule, appraisals, Appraisers FHA, FHA, FHA Guidelines, first time buyer kentucky, KY FHA LOANS

Understanding FHA Appraisal Rules in Kentucky

2026 Kentucky FHA Mortgage Guide

Kentucky FHA Appraisal Requirements for Mortgage Loan Approval

If you are buying a home in Kentucky with an FHA loan, the appraisal is not just about value. FHA also reviews the property condition to make sure the home meets basic HUD safety, security, and livability standards.

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FHA appraisals can make or break a Kentucky home purchase. A property may appraise for enough money, but still require repairs before the loan can close. That is where buyers, sellers, and realtors sometimes get caught off guard.

The goal of this guide is to explain the major FHA appraisal rules in plain English, including property condition issues, appraisal validity, FHA flipping rules, and how FHA compares with VA, USDA, and conventional financing.

Bottom line: FHA is a strong loan program for many Kentucky buyers, especially buyers with limited down payment funds, but the property still has to meet FHA standards before closing.

Table of Contents

  1. What Is an FHA Appraisal?
  2. Core FHA Appraisal Requirements
  3. FHA Appraisal Validity Period
  4. FHA Anti-Flipping Rules
  5. Exceptions to FHA Flipping Rules
  6. FHA vs. VA, USDA, and Conventional Appraisals
  7. Frequently Asked Questions
  8. Contact Joel Lobb

What Is an FHA Appraisal in Kentucky?

An FHA appraisal is completed by an FHA-approved appraiser. The appraiser reviews the property to determine whether the value supports the purchase price and whether the property meets HUD minimum property standards.

A conventional appraisal is mainly focused on market value. FHA goes further because the property must also meet minimum standards for health, safety, and soundness.

The FHA appraisal has two main jobs:

  • Confirm market value. The appraiser compares the home to similar recent sales to determine whether the purchase price is supported.
  • Review property condition. The appraiser looks for obvious health, safety, and structural concerns that may need to be repaired before closing.

Kentucky buyer tip: The buyer, seller, realtor, and loan officer do not directly select the appraiser. The appraisal is ordered through an independent appraisal process to protect the integrity of the valuation.

Core FHA Appraisal Requirements for Kentucky Properties

FHA does not require the home to be perfect. It does require the property to be safe, structurally sound, and livable. Cosmetic issues usually are not a problem. Health, safety, or structural issues usually are.

Common FHA property items appraisers review

  • Permanent heat source: The home needs a working, permanent heat source capable of heating the living area.
  • Utilities on and working: Electricity, water, plumbing, and other utilities should be on and functional at the time of appraisal.
  • Roof condition: The roof should not show obvious active leaks or major deterioration.
  • Electrical safety: Exposed wiring, missing covers, or unsafe electrical conditions may be flagged.
  • Peeling paint: Peeling or chipping paint can be an issue, especially on homes built before 1978 because of lead-based paint concerns.
  • Stairs, decks, and handrails: Unsafe stairs, missing railings, or unstable decks may require correction.
  • Water intrusion: Standing water, visible moisture damage, or active leaks may create an FHA repair condition.
  • Functional kitchen and bathroom: The home should have basic working kitchen and bathroom facilities.

Important: If the appraiser calls for repairs, those repairs normally must be completed and reinspected before the FHA loan can close. This can delay closing if the seller is not prepared.

Property types that may work with FHA

  • Single-family homes
  • Eligible manufactured homes on a permanent foundation
  • Approved condominiums
  • Eligible multi-unit properties, if the borrower will occupy one of the units
  • New construction, if the property meets FHA and lender requirements

FHA Appraisal Validity Period

FHA appraisal validity rules were updated for case numbers assigned on or after June 1, 2022. In most standard FHA forward mortgage transactions, the initial FHA appraisal is valid for 180 days from the effective date of the appraisal report. An appraisal update can extend the validity period to one year from the effective date of the original appraisal.

Appraisal Item Current FHA Rule
Initial FHA appraisal Generally valid for 180 days from the effective date
Appraisal update May extend validity up to one year from the original appraisal effective date
Old 30-day extension Eliminated under the updated FHA guidance

What this means: Kentucky buyers have more time to close before the appraisal expires, which can help when repairs, title issues, underwriting conditions, or seller delays slow down the file.

FHA Anti-Flipping Rules in Kentucky

FHA flipping rules matter when the seller recently bought the property and is now reselling it. This is common with investor-owned homes, renovated homes, wholesale transactions, and properties purchased through foreclosure or auction.

The 90-day FHA flipping rule

If the seller has owned the property for 90 days or fewer, the property is generally not eligible for FHA financing. This is one of the biggest FHA deal killers on recently renovated homes.

The 91-180 day FHA flipping rule

If the seller has owned the property between 91 and 180 days, FHA may require a second appraisal if the resale price is 100% or more over the price paid by the seller.

Seller Ownership Period FHA Impact
0-90 days Generally not eligible for FHA financing
91-180 days Second appraisal may be required if resale price is 100% or more above the seller’s purchase price
181+ days Standard FHA appraisal rules generally apply

Realtor warning: Before writing an FHA offer on a flipped or renovated property, verify when the seller acquired title. The listing date does not control the FHA flip clock. The seller’s acquisition date does.

Exceptions to FHA Anti-Flipping Rules

Some transactions may be exempt from FHA property flipping restrictions. These exceptions can include certain sales by government agencies, inherited properties, relocation companies, HUD REO properties, and new construction homes that were never occupied.

Even when an exception may apply, the lender still has to document the file correctly. Do not assume the exception applies until the title history and supporting documentation are reviewed.

How FHA Appraisal Rules Compare to VA, USDA, and Conventional Loans

FHA is not the only loan option for Kentucky buyers. Depending on credit, income, military eligibility, property location, and down payment funds, VA, USDA, or conventional financing may be a better strategic fit.

Loan Program Appraisal / Property Notes
FHA Strong option for many buyers, but property condition and FHA flipping rules must be reviewed carefully.
VA No monthly PMI and no down payment for eligible veterans, but VA minimum property requirements still apply.
USDA Rural Housing Zero down payment option for eligible rural properties and eligible household income, with property condition standards similar to FHA in many areas.
Conventional / Fannie Mae May be more flexible on certain property issues, but credit, debt ratio, down payment, and private mortgage insurance must be considered.

Need to Know If a Kentucky Property Will Pass FHA?

Before you spend money on inspections, appraisal fees, or moving forward with a questionable property, it is smart to have the financing reviewed upfront.

Call or text Joel Lobb at 502-905-3708 or email kentuckyloan@gmail.com to review your FHA, VA, USDA, KHC, or conventional mortgage options.

Frequently Asked Questions About FHA Appraisals in Kentucky

How long is an FHA appraisal valid?

For many standard FHA forward mortgage transactions with case numbers assigned on or after June 1, 2022, the initial appraisal is valid for 180 days from the effective date of the appraisal report. An eligible appraisal update can extend validity to one year from the original appraisal effective date.

Can a recently flipped home qualify for FHA financing?

Possibly, but timing matters. If the seller has owned the home for 90 days or fewer, FHA financing is generally not available. If the seller has owned it for 91 to 180 days and the resale price is 100% or more above what the seller paid, FHA may require a second appraisal.

Who orders the FHA appraisal?

The lender orders the appraisal through an independent appraisal process. Buyers, sellers, realtors, and loan officers do not directly choose the appraiser.

What happens if the FHA appraisal comes in low?

If the appraised value is lower than the contract price, the buyer and seller may need to renegotiate, the buyer may need to bring the difference in cash, or the buyer may need to evaluate whether the contract allows them to cancel. The loan amount is based on the lower of the purchase price or appraised value.

What are common FHA repair items?

Common FHA repair items include peeling paint, exposed wiring, missing handrails, roof problems, broken windows, water intrusion, unsafe stairs, and non-working utilities or mechanical systems.

Can an FHA appraisal be transferred to another lender?

FHA appraisals can often be transferred between lenders with the FHA case number and appraisal report, subject to lender review and FHA requirements.

Contact Joel Lobb for a Kentucky Mortgage Pre-Approval

If you are buying a home in Kentucky and want to know whether FHA, VA, USDA, KHC, or conventional financing is the right path, contact Joel Lobb for a mortgage pre-approval review.

About Joel Lobb

Joel Lobb is a Kentucky mortgage loan officer specializing in FHA, VA, USDA, KHC, and conventional mortgage loans. With over 20 years of mortgage experience, Joel helps Kentucky homebuyers understand their loan options, improve file readiness, and move through the pre-approval and underwriting process with confidence.

Joel Lobb
Mortgage Loan Officer
NMLS #57916
EVO Mortgage | Company NMLS #1738461

Equal Housing Lender. This is not a commitment to lend. All loans are subject to credit approval, property approval, program requirements, and underwriting approval. Mortgage loans only offered in Kentucky. Not affiliated with FHA, VA, USDA, KHC, HUD, or any government agency. NMLS #57916 | Company NMLS #1738461.

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Understanding USDA Loan Asset Requirements in Kentucky

USDA Loan Asset Requirements in Kentucky: What First-Time Homebuyers Need to Know

If you’re applying for a USDA Rural Housing loan in Kentucky, understanding the asset documentation requirements is a critical step in the approval process. Whether you’re a first-time homebuyer in Louisville, Lexington, or a rural Kentucky community, here’s exactly what you need to know about assets when applying for a USDA mortgage loan.

Do You Need Assets to Qualify for a USDA Loan in Kentucky?

Good news for many Kentucky homebuyers — assets are not required to qualify for a USDA Rural Housing loan. However, if you do disclose assets on your loan application, every asset listed must be supported with proper documentation. Incomplete or unsupported asset disclosures can delay or jeopardize your approval.

USDA Loan Asset Documentation Requirements

Below is a complete breakdown of how different types of assets are handled under USDA Rural Housing loan guidelines in Kentucky:

1. Bank Accounts (Checking & Savings)

To verify funds held in a bank account, your lender will require one of the following:

  • A completed Verification of Deposit (VOD) showing the average 2-month balance, or
  • Two consecutive months of bank statements dated within 45 days of the loan application date

Important: Cash on hand is not acceptable as a verified asset for USDA loan purposes. All funds must be traceable and documented.

2. Large Deposits or Sudden Increases in Liquid Assets

If your bank statements show large, unexplained deposits or a significant jump in your account balance, your lender will require a satisfactory written explanation along with supporting documentation. This is a standard USDA underwriting requirement designed to ensure the source of funds is legitimate and not a loan.

3. Earnest Money Deposits

Your earnest money deposit (the good-faith deposit made when you go under contract on a home) may be counted as an asset — provided it is not already reflected in your existing liquid asset balances. Be sure to provide a copy of your cancelled check or wire confirmation as documentation.

4. Retirement Accounts (401k, IRA, Pension)

Retirement accounts such as a 401(k) or IRA can be used as assets for USDA loan qualification, but only at 60% of the vested account balance. This adjustment accounts for early withdrawal penalties and taxes. A current account statement is required.

5. Gift Funds

Gift funds from a family member or approved donor are allowed under USDA guidelines. To properly document a gift, you will need:

  • A signed gift letter from the donor clearly stating the amount of the gift
  • Confirmation that the gift does not need to be repaid
  • Documentation showing the transfer of funds (bank statements, wire transfer, etc.)

6. Proceeds from the Sale of Real Property

If you are using proceeds from the sale of a home or other real estate, you must provide a HUD-1 Settlement Statement or equivalent closing disclosure showing the actual net cash proceeds received by the borrower after all costs and payoffs.

7. Stocks, Bonds, and Investment Accounts

Stocks, bonds, and brokerage accounts must be documented with an official statement from the stockbroker or financial institution managing the portfolio. The statement should show current market value and be dated within 45 days of application.

8. Net Family Assets Greater Than $5,000 — Income Calculation Rule

This is an often-overlooked USDA guideline. If a household’s net family assets exceed $5,000, USDA requires that the greater of the following be counted as income:

  • The actual income earned from those net family assets (e.g., interest, dividends), or
  • A percentage of the asset value based on the current passbook savings rate

This imputed income is added to your annual household income and can affect USDA income eligibility. Be sure to discuss this with your loan officer if you have significant savings, investments, or property holdings.

Why Asset Documentation Matters for Your Kentucky USDA Loan Approval

USDA underwriters review asset documentation not just to verify your down payment and closing costs, but also to ensure your loan complies with federal housing guidelines. Incomplete or missing asset paperwork is one of the most common reasons for loan delays in Kentucky. Working with an experienced local mortgage loan officer who knows USDA guidelines inside and out can make all the difference.

Get Pre-Approved for a USDA Loan in Kentucky Today

With over 20 years of experience helping Kentucky families achieve homeownership, I specialize in USDA Rural Housing loans, FHA, VA, KHC (Kentucky Housing Corporation), and Conventional mortgage loans. I offer free mortgage pre-qualifications with same-day approvals on most applications.

If you’re a first-time homebuyer in Kentucky with little or no money saved for a down payment, ask me about Kentucky Housing Corporation (KHC) down payment assistance programs — funds are still available and can significantly reduce your upfront costs.

Contact Joel Lobb — Kentucky Mortgage Loan Officer

Joel Lobb | Senior Mortgage Loan Officer

📞 Call or Text: (502) 905-3708

📧 Email: kentuckyloan@gmail.com

🌐 Website: www.mylouisvillekentuckymortgage.com

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This website is not affiliated with or endorsed by HUD, FHA, VA, USDA, or any government agency. It is an independent platform created to educate and assist Kentucky homebuyers.

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Getting a Mortgage in Chapter 13 Bankruptcy: Kentucky Guide

Home › Bankruptcy Mortgage Help › Can You Get a Kentucky Mortgage While in Chapter 13 Bankruptcy?

Can You Get a Kentucky Mortgage While in Chapter 13 Bankruptcy?

Yes — you can get a Kentucky mortgage while in an active Chapter 13 bankruptcy, but this is a narrow approval lane. Most borrowers do not qualify unless they have at least 12 months of on-time payments, court approval, and a debt-to-income ratio that still works with the bankruptcy payment included.

Need a real answer instead of a guess?
Call or text 502-905-3708 for a free Kentucky mortgage review.

What Are the Requirements for a Kentucky Mortgage During Chapter 13?

1) 12 Months of On-Time Chapter 13 Payments

You generally must show at least 12 consecutive months of on-time Chapter 13 payments before applying for a mortgage. If you are only at month 10 or 11, most lenders will not move forward.

2) Court Approval Is Required

You usually need written permission from the bankruptcy court before taking on a new mortgage. Your bankruptcy attorney typically files a motion to incur debt or motion to borrow, and the court reviews whether the proposed payment fits your budget.

3) You Still Must Qualify Financially

Chapter 13 does not override standard underwriting. You still need acceptable income, employment stability, credit, assets, and debt-to-income ratios. The Chapter 13 plan payment must be counted in your total debt ratio.

Debt-to-Income Ratio Guidelines

Most manually underwritten Chapter 13 mortgage files aim for these general benchmarks:

  • Housing ratio around 31% of gross monthly income
  • Total debt ratio around 43% of gross monthly income

Some files can stretch higher with strong compensating factors, but if the new house payment plus your bankruptcy payment and other debts push the numbers too far, the loan usually will not work.

Credit Score Requirements

Mortgage lenders do not use the scores shown on most consumer apps. They use mortgage-specific FICO scores from Experian, Equifax, and TransUnion, then qualify you off the middle score.

  • 620 and above: strongest approval range
  • 580 to 619: possible, but tougher
  • Below 580: usually not realistic right now

If your mortgage scores are under 620, it may make more sense to improve the file first rather than force a weak approval attempt.

Best Loan Programs for Kentucky Borrowers in Chapter 13

FHA Loans

FHA loans are the most common option for borrowers in an active Chapter 13 bankruptcy because they allow more flexible credit guidelines and manual underwriting in many cases.

  • 3.5% down payment minimum
  • Flexible credit compared to conventional loans
  • Often the best fit for credit rebuilding buyers

Read the full Kentucky FHA loan guide

USDA Loans

USDA loans can offer 100% financing, but they are more restrictive. The property must be in an eligible rural area and household income limits apply. In practice, these files usually work best when the borrower has stronger credit.

  • No down payment required
  • Property must be in an eligible USDA area
  • Household income limits apply
  • Stronger credit usually improves odds

Read the Kentucky USDA loan guide

VA Loans

If you are an eligible veteran or active-duty borrower, a VA loan may be an option during Chapter 13. The biggest advantages are no down payment and no monthly mortgage insurance, but the file still must be manually underwritten when required.

  • Zero down payment for eligible borrowers
  • No monthly mortgage insurance
  • Strong option for qualified veterans

Read the Kentucky VA loan guide

KHC Down Payment Assistance

Kentucky Housing Corporation programs may help eligible borrowers with down payment and closing cost assistance, depending on income, credit profile, and the first mortgage program being used.

  • Can help reduce cash to close
  • Often paired with FHA, VA, USDA, or conventional first mortgages
  • Program terms depend on borrower eligibility and current offerings

Read the Kentucky KHC mortgage guide

Why Most Chapter 13 Mortgage Files Get Denied

  • Applying before 12 full months of Chapter 13 payments are complete
  • Late bankruptcy plan payments
  • Using consumer credit scores instead of mortgage scores
  • Forgetting to include the Chapter 13 payment in debt-to-income calculations
  • Trying to get zero down financing with weak credit and no reserves
  • Not getting court approval before moving forward

How to Improve Your Approval Odds

  • Make every Chapter 13 payment on time
  • Keep credit card balances low
  • Avoid overdrafts and negative bank balances
  • Do not open new credit accounts
  • Build savings for down payment, closing costs, and reserves
  • Talk with a mortgage broker before house hunting

Internal Link Silo: Related Kentucky Mortgage Guides

FHA Loan Resources

Learn down payment rules, credit score requirements, mortgage insurance, and FHA eligibility in Kentucky.

Explore Kentucky FHA loan options

USDA Rural Housing Resources

See how zero-down USDA financing works in eligible Kentucky rural and suburban areas.

Explore Kentucky USDA loan options

VA Loan Resources

Review eligibility, no-down-payment advantages, and VA-specific financing rules for Kentucky veterans.

Explore Kentucky VA loan options

KHC Down Payment Assistance

See how Kentucky Housing Corporation programs may help with down payment and closing costs.

Explore Kentucky KHC programs

Credit Repair and Mortgage Scores

Understand how mortgage credit scores work and what steps may improve your approval chances.

Read the Kentucky credit improvement guide

Frequently Asked Questions

Can I get a mortgage before 12 months in Chapter 13?

No. In most cases, you need 12 full months of on-time Chapter 13 payments before applying.

Do I need court approval to buy a house during Chapter 13?

Yes. Most borrowers need written permission from the bankruptcy court before taking on a new mortgage.

What loan is usually best during Chapter 13 bankruptcy?

FHA is usually the most common and practical option, although USDA and VA may also work depending on eligibility.

Can I get a zero down mortgage while in Chapter 13?

Possibly. USDA and VA may allow zero down for eligible borrowers, but these files still must meet stricter underwriting requirements.

Do lenders use Credit Karma scores?

No. Mortgage lenders use mortgage-specific FICO scores and qualify you based on the middle score.

Get a Free Kentucky Mortgage Review

Want to know whether you can qualify while in Chapter 13 bankruptcy?

Call/Text: 502-905-3708

kentuckyloan@gmail.com

Apply or learn more online

Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA

NMLS #57916 | Company NMLS #1738461

Equal Housing Lender

This is not a commitment to lend. All loans are subject to credit approval and program requirements.

This website is not affiliated with or endorsed by FHA, VA, USDA, KHC, or any government agency.

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Kentucky Down Payment Assistance: Get $12,500 for Your Home

Kentucky Down Payment Assistance

This type of loan is administered by KHC in the state of Kentucky. They typically have $12,500 down payment assistance year around, that is in the form of a second mortgage that you pay back over 15 years at a interest rate of 4.75% depending on your income in the household.

Video: Kentucky down payment assistance — get $12,500 for your home
▶ Click to watch on YouTube

Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA

Joel has worked with KHC for 12 of his 20 years in the mortgage lending business. Joel said, “A lot of my clients would not have been able to purchase a home of their own or possibly delayed their purchase due to lack of down payment but with the $6,000 DAP loan program, this gets them into a house sooner and starts their path to homeownership while building equity instead of throwing their money away.”

When you’re ready to purchase a home in Joel’s area, contact him at:
Phone: 502-905-3708
Email: Kentuckyloan@gmail.com
Website: www.mylouisvillekentuckymortgage.com

Got questions about your Kentucky mortgage? Contact Joel Lobb

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FHA vs. Conventional Loans: A Kentucky Homebuyer’s Guide

FHA vs. Conventional Loans: Which Is Better for Kentucky Homebuyers?

Compare FHA and conventional loans for Kentucky homebuyers. Learn credit requirements, down payments, mortgage insurance, and which loan fits your situation.

When comparing FHA loans vs conventional loans in Kentucky, the decision comes down to four core factors: credit score, down payment, debt-to-income ratio, and mortgage insurance. Both loan programs are widely used across Louisville, Lexington, Northern Kentucky, and rural areas, but they serve very different borrower profiles.

FHA Loans: Built for Flexibility

Kentucky FHA loans are designed for buyers who need more flexibility. FHA financing is often a strong option for borrowers with credit scores under 680, limited savings, or little to no cash reserves after closing. FHA also allows buyers to qualify sooner after major credit events, including foreclosures that are three to seven years old and short sales that occurred two to four years ago.

Another major advantage of FHA loans in Kentucky is gifting. The entire down payment and most closing costs can be covered with gift funds from approved sources. This makes FHA especially popular with first-time homebuyers and buyers using down payment assistance programs.

FHA Mortgage Insurance (MIP) Breakdown:

  • Upfront mortgage insurance premium: 1.75% of loan amount (rolled into the loan)
  • 30-year loans with less than 5% down: 0.85% annually
  • 30-year loans with 5%+ down: 0.80% annually
  • 15-year loans: 0.45% to 0.70% annually (depending on down payment)

Conventional Loans: For Stronger Credit

Kentucky conventional loans are best suited for borrowers with stronger credit and more money saved. Conventional financing generally favors buyers with credit scores above 680, at least five percent down, and reserves remaining after closing. Borrowers with foreclosures over seven years old or short sales that occurred five to seven years ago typically fit conventional guidelines more easily.

One of the biggest advantages of conventional loans is mortgage insurance flexibility. Unlike FHA, there is no upfront mortgage insurance premium. Monthly private mortgage insurance can be lower for borrowers with strong credit, and PMI automatically drops off once the loan reaches roughly 80 percent loan-to-value. FHA mortgage insurance, by contrast, usually lasts for the life of the loan when the down payment is less than ten percent.

Quick Comparison Table

Factor FHA Loans Conventional Loans
Credit Score Required 580+ 3.5% down payment (some lenders 500+ 10% down payment) 720+ typically
Down Payment 3.5% (with 580+ score) 3-5% minimum, typically 5%
Mortgage Insurance Required on all loans (lifetime with <10% down) Only if less than 20% down; drops at 80% LTV
Upfront Insurance Premium 1.75% None
Gift Funds 100% of down payment allowed Limited or restricted
Max Debt-to-Income Up to 56.99% (with compensating factors) Typically 45%
Property Types Owner-occupied only Owner-occupied and investment
Appraisal Standards Stricter More flexible

The Bottom Line

FHA loans are ideal for Kentucky buyers rebuilding credit, using gift funds, or purchasing with limited savings. Conventional loans reward borrowers with stronger credit, larger down payments, and long-term equity goals.

Most homeowners do not keep a mortgage for 30 years. Because many refinance or sell within five to seven years, FHA’s lifetime mortgage insurance is often less of a concern than it appears on paper. In many cases, the lower interest rate and easier approval standards outweigh the insurance cost.

Joel Lobb
Mortgage Broker – FHA, VA, USDA, KHC, Fannie Mae
EVO Mortgage • Helping Kentucky Homebuyers Since 2001
📞 Call/Text: 502-905-3708
📧 Email: kentuckyloan@gmail.com
🌐 Website: www.mylouisvillekentuckymortgage.com
🏠 Address: 911 Barret Ave, Louisville, KY 40204
NMLS #57916 | Company NMLS #1738461
Free Info & Homebuyer Advice →
Kentucky Mortgage Loan Expert
FHA | VA | USDA | KHC Down Payment Assistance | Fannie Mae
Equal Housing Lender. This is not a commitment to lend. All loans are subject to credit approval and program requirements.