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FHA 203k Loans Near Me: How to Find A Lender by State

FHA 203k Loans Near Me: Find Your Lender To Get Started

Looking to buy a fixer-upper or finance a renovation with an FHA 203k loan? Whether you’re motivated to restoring a historic home or modernizing a property, the FHA 203k loan could be the solution your looking for to roll both your purchase and renovation costs into one mortgage. But finding the right lender can be tricky — especially if you're searching for FHA 203k loans near me or trying to compare the best FHA 203k lenders in your area.

This guide breaks down everything you need to know about FHA 203k loans, including an exclusive list of top-rated 203k lenders by state to help you get started — fast.

What This Guide Covers

What the FHA 203k loan is and how it works
The differences between Standard and Limited 203k loans
How to find lenders who are licensed to serve your state
What separates the best FHA 203k lenders from the rest
How to apply, step by step — from pre-approval to renovation (#how-to-apply)
Where to find 203K lenders by state (#state-directory)
Frequently asked questions about FHA 203k loans (#FAQ)

Searching for An FHA 203K Lender?

Whether you have questions and want to contact a 203K Specialist directly or just need more info to see if the FHA 203K Loan is a good fit, we make it easy!

What is an FHA 203k Loan?

Looking for a way to buy or fix up a home? The FHA 203k loan helps you do both — using one loan to purchase or refinance a home and fund renovations at the same time.
Backed by the Federal Housing Administration, the 203k loan is designed for real repairs that add value, from leaky roofs and broken pipes to full kitchen remodels or foundation work. It’s a smart solution for those who see potential where others see problems.

Key Benefits of an FHA 203k Loan:

Standard FHA 203k

For major structural work or complex renovations
Requires a HUD-approved 203k consultant
No cap on repairs (within FHA loan limits)
Ideal for foundation repair, room additions, major remodeling

Limited FHA 203k

For cosmetic/non-structural updates under $75,000
No consultant required
Simpler and faster approval
Perfect for kitchen & bathroom upgrades, appliances, flooring, HVAC, etc.

Standard FHA 203k

For major structural work or complex renovations
Requires a HUD-approved 203k consultant
No cap on repairs (within FHA loan limits)
Ideal for foundation repair, room additions, major remodeling

Limited FHA 203k

For cosmetic/non-structural updates under $35,000
No consultant required
Simpler and faster approval
Perfect for kitchen upgrades, appliances, flooring, HVAC, etc.

Download Your FHA 203K GUIDE

For more information!

Get Access Now!

Who Qualifies?

If you're considering a 203k loan, you’ll typically need:

A credit score of 620+ (some lenders go lower)
A 3.5% down payment
A debt-to-income ratio under 43% (Exceptions
The property must be your primary residence
Eligible property types: single-family homes, condos, town-homes, 2 to 4 Units -Mixed Use

Not sure if your project qualifies? Just ask your 203k Specialist to see what’s possible.

Finding the Best online

Find FHA 203k Loans Near You

When searching renovation loan options, you may have searched for “FHA 203k lenders near me” to find lenders who are familiar with your city, neighborhood or local requirements. While your 203k lender doesn’t need to be physically located nearby, it’s essential that they’re licensed and experienced in handling FHA 203k loans for your area.

State-Specific Regulations & HUD Compliance
203k loans aren’t one-size-fits-all. Every state — and even individual counties — can have different loan limits, permit standards, and HUD requirements. A lender who’s approved to issue FHA 203k loans in your region will help you meet these standards correctly and avoid unnecessary setbacks.

Coordinating the Renovation Process
Your lender plays a key role in reviewing documents from contractors, inspectors, and HUD consultants (when needed). While they may not work directly with these professionals, the best FHA 203k lenders are equipped to keep your paperwork in order and your project on track — wherever you're located.

Top Qualities of the Best FHA 203k Lenders

Many lenders offer FHA loans — but far fewer have the knowledge and tools to efficiently manage a 203k renovation loan. Here’s what sets the top lenders apart

HUD-Approved to Offer 203k Loans - Only lenders approved by the U.S. Department of Housing and Urban Development (HUD) can originate FHA 203k loans. It’s the first box to check. You can verify lender credentials using the HUD Lender Search Tool.
Renovation Loan Experience - 203k loans require specific know-how. The best FHA 203k lenders understand how to work with draw schedules, consultant reports, and the extra paperwork that comes with combining construction and mortgage financing.
Fast, Transparent Processing - 203k loans come with more steps — and delays can cost you time and money. Choose a lender known for clear timelines, responsive communication, and a track record of meeting deadlines.
203k loans come with more steps — and delays can cost you time and money. Choose a lender known for clear timelines, responsive communication, and a track record of meeting deadlines.
Strong Customer Reviews - Look for lenders who can share referrals from real borrowers who successfully used a 203k loan. Words like “easy to work with,” “answered all my questions,” and “helped with every step” are green flags that show the lender is ready to guide you.

Connect With An FHA 203K Approved Lender!

Many lenders either don’t offer FHA 203k loans — or don’t understand them well. That can lead to confusion, delays, or missed opportunities.

Find an Experienced FHA 203k Lender

State-by-State Lender Directory:

FHA 203k loans are available across the United States, but each state has its own market conditions, and FHA loan limits. That’s why it’s important to connect with a lender who’s licensed to serve your area — and who understands how the 203k process works.

Below you’ll find a state-by-state directory to help you explore your options, compare FHA & Convention loan programs, and start your renovation journey with confidence.

Whether you’re searching for “FHA 203k loans near me” or "Best FHA 203k lenders", this is the place to start.

Use The FHA 203K Lender State Directory to:

Connect with a lender who serves your area
Understand how the loan works where you live
Use helpful tools to estimate renovation funds and down payments

View FHA loan limits by county
Start your application with confidence

Browse FHA 203K Lenders by State

Click your state below to find FHA 203k lenders and resources tailored to your location:

How to Apply for a 203k Loan

Applying for an FHA 203k loan involves more moving parts than a standard mortgage — but with the right steps and lender support, the process is easily manageable.

Here’s a step-by-step breakdown of how the 203k application works:

1. Get Pre-Approved by a 203k Lender

The first step is to connect with a lender who is approved to offer FHA 203k loans for your area. During pre-approval, your lender will:

Review your credit score, income, and debts
Verify that the property will be your primary residence
Determine your maximum loan amount, which includes the home price + renovation budget

Use the FHA 203k Lender Directory to get started with a pre-approval in your state.

2. Gather Contractor Bids

Once you’re pre-approved and have a property in mind, you’ll need to work with a licensed contractor to:

Assess the repairs or improvements needed
Create a detailed bid including labor, materials, permits, and timelines
Ensure the project meets FHA guidelines (e.g., health, safety, and structural requirements)

Your lender doesn’t choose the contractor for you, but they’ll need to review and approve the bid before moving forward.

3. Loan Processing & Underwriting

After you’ve submitted your contractor bids and selected your property:

Assess the repairs or improvements needed
Create a detailed bid including labor, materials, permits, and timelines
Ensure the project meets FHA guidelines (e.g., health, safety, and structural requirements)

Once everything is reviewed and approved:

The loan closes
Renovation funds are placed into an escrow account
Repairs begin, and draws are released in phases as work is completed

Timeline Tip: Expect the process to take 45 to 60 days from pre-approval to closing, depending on the complexity of the project.

Renovation loans require a few extra steps — but they open the door to properties that others may overlook. With a trusted FHA 203k lender and a solid plan, you can finance both your desired home and the work it takes to get there.

Remember: The right lender can keep your project on track, avoid unnecessary delays, and guide you confidently from pre-approval to move-in day.

Frequently Asked Questions About FHA 203k Loans

Can I use a 203k loan for investment properties?

No — FHA 203k loans are only for primary residences, meaning you must live in the home after renovation. They are not available for:

Investment properties
Vacation homes
Rental-only units

However, you can use a 203k loan on 2–4 unit multifamily homes, live in one unit, and rent out the others — a smart strategy for building equity while offsetting your mortgage with rental income.

Want to learn more about this approach? Read More at the Link Below:

FHA 203k Loans for Multifamily Homes: Buy, Renovate & Receive Rental Income

What is an FHA 203k loan and how does it work?

An FHA 203k loan lets you combine the purchase (or refinance) of a home with the cost of renovations — all in one mortgage. It’s backed by the Federal Housing Administration and is ideal for properties in need of repairs or upgrades.

Can I use a 203k loan to renovate a second home or investment property?

No. FHA 203k loans are only for primary residences. However, you can use the loan on a 2–4 unit property if you plan to live in one unit and rent out the others.

What types of renovations are allowed under a 203k loan?

Eligible repairs include structural work, roofing, flooring, HVAC systems, kitchens, bathrooms, accessibility upgrades, and more. Luxury upgrades (like pools or outdoor kitchens) are not permitted.

How much can I borrow with an FHA 203k loan?

You can borrow up to your area’s FHA loan limit, based on the “after-renovation value” of the home. Limits vary by county, and your income, credit, and down payment also affect your loan amount.

Do I need to hire a special contractor for a 203k loan?

You must hire a licensed and insured contractor who can provide detailed bids and meet FHA documentation requirements. For Standard 203k loans, a HUD consultant may also be involved.

How long does the FHA 203k loan process take?

Typically, 203k loans take 45 to 60 days from pre-approval to closing. The timeline may be longer for major renovations or if a HUD consultant is required.

Ready to Get Started?

You’ve learned what an FHA 203k loan is, how it works, and what to look for in a lender. Now it’s time to take the first step toward financing your fixer-upper or renovation-ready home.
Whether you're still exploring or ready to apply, you can connect with a lender who’s approved to offer FHA 203k loans for your area — with no pressure, and no obligation.