Kentucky Mortgage Lender for FHA, VA, USDA & KHC Loans
Joel Lobb · Mortgage Loan Officer · EVO Mortgage
I have helped more than 1,300 Kentucky families buy a home or refinance since 2001, and I work in all 120 counties. FHA, VA, USDA Rural Housing, KHC down payment assistance and Fannie Mae conventional loans.
The application is free and I will tell you honestly whether a program fits before you spend a dollar.
Or call or text 502-905-3708 — evenings and weekends welcome.
NMLS #57916 · Company NMLS #1738461 · Equal Housing Lender
Where are you in the process?
Most people who call me are somewhere in one of these four spots. Start wherever you actually are — there is no wrong answer, and none of it costs anything.
Buying your first home
You have never done this before and it is a lot to take in. We start with what you can actually afford, before you look at a single house.
Not sure you would qualify
Credit history, past problems, self-employment, a bank that already said no. I would rather look than have you assume.
Worried about the down payment
This is the single most common reason Kentucky buyers wait, and often the easiest one to solve.
Veteran or active duty
I served in the Army myself, so I know what this benefit is worth. VA financing is the strongest available in Kentucky, and plenty of eligible buyers never use it or leave value on the table.
What happens when you call me
1. We talk. It is free and it is not an application.
Ten or fifteen minutes. What you earn, what you have saved, what you owe, where you want to live. No fee, no credit pull unless you tell me to, no obligation.
2. I tell you honestly where you stand.
Sometimes that is “you are ready, here is your realistic price range.” Sometimes it is “not yet — here are the two things to fix, call me in six months.” You get a straight answer either way, and the second one is worth more than a maybe.
3. If you are ready, you get a pre-approval you can shop with.
In most cases the same day. Real estate agents in Kentucky know my name, and a solid pre-approval letter makes your offer competitive.
Kentucky closings
More than 1,300 Kentucky families since 2001, in all 120 counties.
Which Kentucky home loan program fits you
You do not need to know which of these you want. That is my job. But here is the plain version of what each one is for.
FHA — the most forgiving program on credit history. If your score is the thing standing in your way, this is usually where we start. Typically 3.5% down with a credit score of 580 or higher.
VA — for veterans, active duty, National Guard and Reserve, and surviving spouses. As an Army veteran, this is the one I most hate to see people leave unused — the terms are the strongest available in Kentucky — no down payment and no monthly mortgage insurance for those who qualify.
USDA Rural Housing — far more of Kentucky is eligible than people expect, including a lot of ground most buyers would never call rural. Worth checking your address before you rule it out. 100% financing on eligible properties.
Fannie Mae conventional — often the better math once your credit is solid, particularly on mortgage insurance over the life of the loan. Down payments start at 3% for qualified buyers.
KHC — Kentucky Housing Corporation, the state housing agency. This is where down payment assistance comes from, and it layers on top of the programs above.
Kentucky credit score requirements by loan program
The number people ask me about most. There is no single cutoff in Kentucky — it moves by program, and your score is only one part of the file. Here is roughly where each program starts.
If your score is not there yet, that is a plan, not a no. I will pull your report, tell you which specific accounts are holding you down, and give you a realistic timeline. Plenty of the people on my reviews page started exactly there.
Full Kentucky credit score guide by program
Not sure where your credit puts you? I will look at it for free and tell you straight.
Kentucky down payment assistance through KHC
Kentucky Housing Corporation still offers down payment assistance for first-time buyers who qualify, and for most of the people I work with it is the difference between buying this year and waiting another two.
One thing I will tell you that not everyone does: KHC assistance is a repayable second mortgage, not a grant. It has a real monthly cost and you should understand that number before you sign anything. I will show it to you plainly, alongside what your payment looks like without it, so you can decide.
Funding, income limits and program names change from year to year. Ask me what is actually available the week you apply.
What my Kentucky clients say
4.9 out of 5 from 92 Google reviews
We were afraid we wouldn’t get approved for a loan because we didn’t have the best credit scores. But with Joel’s help he got us approved for a FHA. We closed on our home about 2 weeks ago! Joel was quick at responding to any of our questions and concerns. He was polite and professional when it came to our needs. We couldn’t have done this without Joel! THANKS AGAIN.
Beth Ratliff
I would 100% recommend Joel & Dawn! They helped make a goal for my family a reality. From start to finish they helped me every step of the way. I will forever be thankful for them. Day or night, any worry or thought I had I never had to wait for a response, they really kept me sane during the stresses of being a first time buyer. I found Joel on YouTube when I was doing research before I decided to start the process of buying, turned out he was actually right here in Kentucky and so it was meant for me to go with them! Thank you both for everything, The Wray Family! 🏠
Chasity Wray — first-time buyer, February 2025
Thank god for this man. He is amazing. He helped me from start to finish. When I first started looking for a house I knew nothing about the process or what it took to purchase a home. He broke everything down from start to finish. Helped me to get my credit in order. Very professional and knowledgeable gentleman. If you are a first time home buyer or this is your 10th home, this is the man you need to see ASAP! I greatly appreciate everything he has done for my family. We love our new home!
Brandon Crook
Read all 21 client reviews and see more closings
Kentucky mortgage answers on YouTube
I record short, plain-English videos on the questions Kentucky buyers actually ask — credit score minimums, how down payment assistance really works, what happens at closing, and what to do when a bank turns you down.
More than one client has told me they found me there first. Worth a look before you talk to anybody about a loan.
“I found Joel on YouTube when I was doing research before I decided to start the process of buying, turned out he was actually right here in Kentucky and so it was meant for me to go with them!”
Chasity Wray — first-time buyer, February 2025
Common questions about Kentucky home loans
What credit score do I need to buy a home in Kentucky?
Most FHA lenders in Kentucky look for a 580 credit score for 3.5% down, and some programs work with lower scores. VA and USDA typically look for 580 to 620, and conventional loans usually require 620 or higher. Your score is only one part of the file, though — income, debts, savings and job history all matter. If your credit needs work, I will tell you exactly which accounts to deal with and roughly how long it should take.
Do I need a down payment?
It depends on the program. VA and USDA offer zero down for borrowers who qualify, FHA is 3.5%, and conventional loans start at 3%. KHC down payment assistance can cover some or all of the down payment on eligible loans, and a seller contribution can cover closing costs on top of that. Ask me what yours would actually be rather than guessing from a website.
How fast can I get pre-approved?
In most cases the same day. The application is free, and I will review your credit, income and documents to give you a realistic price range before you start shopping.
What will closing cost me?
Two separate things get confused here constantly. Closing costs are the lender, title and settlement fees. Prepaids are your escrow for taxes and insurance plus a few days of interest, and they are quoted per file. I never fold them together, because that is how people end up surprised at the table. A seller contribution can offset closing costs, and on some files buyers come to closing with very little out of pocket.
Ready when you are
The application is free and I will tell you honestly whether a program fits before you spend a dollar. If the answer is not yet, you will get a plan instead of a runaround.
Call or text 502-905-3708 — evenings and weekends welcome.
Email kentuckyloan@gmail.com
Apply online at mylouisvillekentuckymortgage.com
Joel Lobb, Mortgage Loan Officer — EVO Mortgage — NMLS #57916 — Company NMLS #1738461 — NMLS Consumer Access — Equal Housing Lender. Kentucky mortgage loans only.
This website is not endorsed or sponsored by FHA, VA, USDA, KHC, or any government agency. It is an independent resource created to educate and assist Kentucky home buyers. Down payment figures shown are program minimums for borrowers who qualify and do not include closing costs or prepaids. Your rate, APR, payment and terms depend on your credit, loan amount, property and program, and are disclosed to you in a Loan Estimate. This is not a commitment to lend. All loans are subject to credit approval, underwriting approval, income and asset verification, property appraisal and program guidelines. Programs, rates, terms and conditions are subject to change without notice.