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FHA 203k Loan in Sumter County, Florida

Homebuyers in Sumter County can get the money they need to purchase a home, plus additional funds to fix or modernize it, thanks to the brilliant FHA 203k lending plan. At least 1 in 4 homes in the US is over 60 years old and could do with some renovations or remodeling.

The FHA 203K plan allows home buyers interested in fixer-uppers to acquire homes cheaply and roll the cost of repairs and upgrades into the loan.

The buyer must put down at least 3.5% of the purchase price and satisfy a few other requirements. That way, you'll only have one loan to pay back.

The FHA 203k borrowing plan can increase your choices when hunting for a home, especially in pricey districts. It's also an economical way to cover the cost of upgrades and repairs. Additionally, because 203K loans are FHA-insured, their qualifying requirements are much more liberal than conventional rehab loans.

That said, before you get in touch with a lender for an FHA 203K loan, you must at least know how the program works and the various FHA 203K packages available. The scope and budget of your renovation project allow you to choose between the FHA ''full" and the FHA "streamlined" packages.

The "full" loan, aka standard 203K, supports structural renovations with a budget ranging from $5K to the county's max FHA loan limit for your type of residence. On the other hand, the "streamlined" loan, aka limited 203K loan, is best for simple equipment replacement or minor cosmetic fixes with a budget cap of $35K.

The Benefits of 203K FHA Loans

The primary advantage of the FHA 203K borrowing program is the ability to finance both the home purchase and the restoration/upgrade costs with a single loan at a competitive interest rate. If you cannot stay in the property while it's being fixed, you can load up to six months' worth of payments into the mortgage. That way, you won't struggle with two housing payments for the project's duration.

Moreover, if you already own a home, you can refinance your mortgage into a 203K loan to get funds for modifications and renovations. Below is a breakdown of the highlights and disadvantages of the FHA 203K loan program.


  • FICO scores as low as 500 are permitted.

  • Down payments as low as 3.5% are acceptable.

  • Ask for more than the purchase price to cover any necessary repairs.

  • If you can't stay in the house while it's being fixed, you can load up to six months' worth of payments into the mortgage.

  • An FHA 203K refinance also an option.

  • Immediately raises the value of your home.

  • It's possible to use gift money to cover the down payment.

  • You can have co-borrowers, but they mustn't be renters.

  • You can ask for a fixed or an adjustable interest rate.

  • The seller may still cover up to 6% of the closing and buydown fees.

  • It can also be combined with the $100 down HUD package.


  • Higher interest rates than traditional FHA loans.

  • It involves a serious amount of paperwork.

  • You might be forced to get mortgage insurance.

  • It can't be used for investment properties.

  • You may have to hire a HUD consultant and a 203K contractor.

How does the FHA 203K loan program work?

Here're the detailed steps involved in purchasing a home using an FHA 203k loan.

Step 1 - Speak with an FHA-approved loan officer

The first step is to meet with a suitable lender and declare your intention to renovate your home. Be ready to submit details such as your Social Security number, income, and debt history.

Also, you should have saved at least 3.5% of the purchase price. When looking at lenders, keep your distinctive characteristics in mind. Specific lenders and borrowers get along well.

In general, a reputable FHA-approved lender will:

  • Accept FICO scores as low as 500.

  • Provide a range of FHA 203k loans.

  • Charge fair rates and expenses.

  • Utilize an effective underwriting and processing system to streamline the loan application process.

  • Keep you informed throughout the process.

Step 2 - Request pre-approval

With the help of your loan officer, compare the available renovation loan packages and decide which would be the best fit for you. This will enable you to focus your search when hunting for a home.

Step 3 - Pick a contractor and a home

While looking for a home, speak with possible 203K-experienced co-contractors. Pick the ones that appeal to you.

Step 4 - Bring in a HUD consultant

Once you've found your home, please bring in a HUD consultant to perform an inspection and generate a detailed report of their findings. A HUD consultant is a must-hire if you wish to apply for the complete 203K loan package.

Step 5 - Get a Written Estimate

With your contractor, go through the FHA-approved repairs and any upgrades you want to make. Then, ask them to generate a cost estimate for the project.

Step 6 - Send all the necessary information to the underwriter

You must deliver a copy of the purchase agreement and the contractor's project estimate to the loan officer.

Step 7 - Review, appraisal, and underwriting

Once the purchase agreement and the contractor's bid have been received and examined, an appraisal will be carried out and evaluated. If you want to modify the floor plan, you must submit specifications and blueprints for approval. The loan papers will then be given to the underwriters.

Step 8 - Close the loan

The seller will be paid for their property as soon as your loan is authorized. The remaining money is placed in escrow to be released for the project in accordance with the written contract.

Step 9 - Set up a home in your new place

The renovations must begin within 30 days of the loan's closing and be completed within 6 months. You might be able to stay in the house during the renovations if they are minor.

What are the requirements for a 203K loan?

Even though they have unique objectives, FHA 203K loans are just a part of the FHA lending program. They adhere to FHA lending guidelines and have fewer strict eligibility requirements than conventional mortgages.

  • FICO score - To qualify for an FHA 203k loan, you must have a credit score of at least 500.

  • Down payment - Every borrower must make a down payment of at least 3.5%, or 10%, if their FICO score is below 580. State programs may assist with the down payment if you buy a home for the first time.

  • Maximum loan amount - The maximum loan amounts in Sumter County, Florida, for single-family homes, duplexes, tri-plexes, and quad-plexes are $420,680, $538,650, $651,050, and $809,150, respectively.

  • Foreclosure - You must not have experienced foreclosure in the prior three years.

Young Couple Look at Home Renovation Plans with Builder

What improvements and repairs are possible with FHA 203k loans?

The type and extent of renovations and modifications you can make are determined by the 203K loan you sign.

Full FHA 203K

The full 203k loan supports structural repairs and improvements with a budget that ranges from $5K to the county's maximum FHA loan cap.

  • Increasing the size of the windows to let in more light

  • Renovation of the attic or basement

  • Raising the structure's foundation

  • Purchasing a structure on one site and transferring it to a foundation on another

  • Building a retaining wall to prevent flooding

  • Constructing a new porch, deck, or patio

  • Removing or repairing an in-ground pool

  • Adapting the home to be handicap accessible

  • Building a garage if one does not already exist

  • Joining the dining room and kitchen to make the kitchen bigger

  • Removing dangerous landscaping

  • Changing a single-family home into a two, three, or four-unit building

However, you must collaborate with a HUD consultant. The HUD consultant will confirm that your contractor completes the project in accordance with the signed agreement and that the property complies with FHA's minimum standards for a home.

Streamlined FHA 203K

Meanwhile, the streamlined 203K loan supports non-structural repairs such as those determined by a private inspector or HUD consultant. Homeowners can use this loan to repair or improve their homes. It may also be used to get a newly bought home move-in ready or fix an old home for sale.

The following are some examples of projects that qualify for this loan program:

  • Changing windows to increase energy efficiency

  • Reflooring

  • Upgrading bathroom and kitchen countertops

  • Repainting the roof

  • Installing new showers and bathtubs

  • Replacing gutters and downspouts

  • Fixing wells and septic systems

  • Replacing old siding and removing any hazards to one's safety or health, such as lead paint

  • Building or repairing fences

  • Upgrading the HVAC, plumbing, and electrical systems

  • Constructing or repairing driveways

A HUD consultant is not required. But to demonstrate that you comprehend the contractor's bid, you must make a comprehensive work plan. The budget for aesthetic fixes must be less than $35,000.

Fees and additional costs that can be incorporated into an FHA 203K loan

Throughout the process, you might incur the following fees, which you can also roll into your loan:

  • Fees for engineers and architects.

  • HUD consultant's fee.

  • The cost of title modifications, inspections, building permits, and any required feasibility studies.

  • A reserve six months' worth of payments if you cannot live in the house during renovations.

For unforeseen repairs, contingency funds are typically included in the loan. At the end of the project, the funds may then be used for a principal reduction or extra upgrades if all the bid elements have been satisfied.

FHA 203K loans cannot be used to pay off your mortgage. Additionally, the FHA typically disqualifies improvements like an outdoor kitchen or a pool since it sees them as luxury items.

When will the contractor receive payment for their services?

The contractor will not be compensated in advance or at loan closing. Instead, they will receive payment for each project stage as it is completed. Inspectors will first ensure that the phases have been completed per the contract agreement before any draws can be made.

The full 203k loan allows up to five draws. However, the streamlined 203k package allows only one preliminary and one last draw per contractor.

Do I have to start paying my mortgage immediately if I buy a fixer-upper but cannot live there while it is being fixed?

You can reserve up to six months' worth of mortgage payments in the loan if you cannot stay in the house while it is being repaired. But a HUD consultant must certify that the home is uninhabitable without modifications.

What is the typical duration of the renovations?

Work must start within 30 days after loan closing and cannot be postponed for more than 30 days at a time. The project must be finished within six months of the loan closing.

The 203k Refinance Loan from the FHA

If you already have a home, you can remortgage into a 203k loan to get funds for the upgrades and fixes you want to make. You won't have to sell and relocate if you can restore your home's usability.

The following are the basic requirements for an FHA 203k Refinance loan:

  • You must have owned the property for at least a year.

  • A valuation may be required to determine the property's as-is and after-improved value.

  • You can include refinancing expenses, cash reserves, and the remodeling cost in the mortgage.

What value does a 203K loan add?

Purchasing a home is a big decision. It functions as a place to live as well as an investment. It is better to buy a house that needs renovation and invest in the improvements that suit your tastes and style rather than buying one that has already been renovated and paying for the expensive and undesirable changes made by the previous owner.

The value of your home will also improve if you build a garage, expand the kitchen, add a second bathroom, and fix the pool. However, if you choose a high-end home that has already undergone renovation, you might not have the money to add these facilities if they are missing.

If you can't secure a second loan for the remodel, you'll have to resort to parking your car in the open and using one bathroom with your children.

About Sumter County, Florida

Sumter County is a popular spot for retirees in the heart of Florida. Residents here take pleasure in fishing and golfing, among other activities. The county was founded in 1853 and is named for Thomas Sumter, a revolutionary general.

Numerous counties border Sumter, including Citrus, Polk, Hernando, Marion, and Pasco. Due to this strategic location, the county is frequently referred to as "The Crossroads of Florida."

Top Desserts in Sumter County, Florida includes:

  • Amelia's Restaurant - Amelia's Restaurant at The Waterfront Inn offers a well-traveled culinary adventure. Garlic Butter Haddock, Southern Po' Boys, hand-cut filet mignon, and warm bread pudding are just a few delectable dishes.

  • Chuck's Odd" Cup" les Cafe - Enjoy delicious sandwiches, salads, and specially-made lunches while admiring all the "strange cups" lining this fine cafe's walls. Bring a cup to add to the "strange" collection and get a free Coke!

  • Denny's (Spanish Plaines) - For over 50 years, Denny's has been helping Americans kick off the day with 24-hour breakfast and relaxed family dining, serving everything from freshly prepared eggs to irresistible burgers and salads.

  • Dunkin Donuts/Baskin-Robbins - The largest network of ice cream specialty stores in the US, Baskin-Robbins, develops and produces premium, unique ice cream, made-to-order frozen desserts, and beverages that are high-quality and affordable for consumers.

  • Golden Corral - All-you-can-eat American cuisine and salad and dessert bars are served at this family-friendly buffet business. Take your family for one of the more than 150 menu options for supper, lunch, or a weekend breakfast.

Does your home require renovations?

Many homes in the US require modernization and remodeling. Whether you plan to buy a home or already own one, FHA 203k loans can help with most remodeling and modernization projects without having to take out a second line of credit. Yap! The cost of the home's purchase price or refinancing fees and the cost of the repairs and upgrades are combined into one loan.

However, you must collaborate with a 203K contractor and, if required, a HUD consultant. You can get recommendations for contractors who have previously completed 203K-financed work from local home improvement businesses.

The contractor you choose must be able to write up an estimate of the project's cost and completion date. Considering the contractor's capacity to finish the job proficiently, quickly, and within the allotted spending limit is also essential. An FHA-approved loan officer can help you throughout the process.

With over 50 years of mortgage industry experience, we are here to help you achieve the American dream of owning a home. We strive to provide the best education before, during, and after you buy a home. Our advice is based on experience with Phil Ganz and Team closing over One billion dollars and helping countless families.

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