Author: Kentucky Mortgage Broker Offering FHA, VA, USDA, Conventional, and KHC Down Payment Assistance Home Loans

Thank you for visiting. I hope you find this website both informative and empowering as you explore your mortgage options. My goal is to help you feel confident in selecting the right home loan for your unique situation. I proudly serve all 120 counties in Kentucky, offering a full range of mortgage loan programs, including: FHA Loans VA Loans USDA Rural Housing Loans Fannie Mae Conventional Loans KHC Down Payment Assistance Programs With over 20 years of lending experience, I’ve had the privilege of helping more than 1,300 Kentucky families achieve their homeownership goals. Whether you're a first-time homebuyer or seeking a second opinion, I’m here to offer honest, no-pressure advice—always free of charge. I am dedicated to: Attending as many closings as possible Providing responsive, personalized service Ensuring quick, efficient, and accurate loan processing Making myself accessible every step of the way I've been consistently recognized as a top mortgage loan officer in Kentucky for VA, FHA, USDA, and KHC programs. I take pride in being thorough, transparent, and attentive with each and every client. Please take a moment to read my reviews below. If you have questions or need guidance, feel free to call or text me directly. Call/text at 502-905-3708. Free Mortgage Pre-Qualifications same day on most applications. Email me at kentuckyloan@gmail.com with your questions I specialize in Kentucky FHA, VA ,USDA, KHC, Conventional and Jumbo mortgage loans. I am based out of Louisville Kentucky. For the first time buyer, we offer Kentucky Housing or KHC loans with down payment assistance. This website is not an government agency, and does not officially represent the HUD, VA, USDA or FHA or any other government agency. NMLS# 57916 http://www.nmlsconsumeraccess.org/ Joel Lobb Senior Loan Officer/p> call/text phone: (502) 905-3708 kentuckyloan@gmail.com Company ID #1738461 EQUAL HOUSING LENDER http://www.mylouisvillekentuckymortgage.com/

Top VA Refinance Options for Louisville Homeowners

http://www.mylouisvillekentuckymortgage.com/p/va-loans.html


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Louisville, Kentucky VA Refinance Loans

If you are a veteran or active-duty homeowner in Louisville, Kentucky, and you are researching VA refinance options through Google, ChatGPT, YouTube, or other online sources, you want one thing: a refinance that improves your financial position. Lower payment, better terms, or a more stable loan. Anything else is noise.

Free Louisville VA Refinance Review

I will review your current mortgage, confirm the VA refinance option that applies, and tell you clearly whether refinancing makes sense.

Call or Text 502-905-3708 Apply Online
Serving Louisville, Jefferson County, and statewide Kentucky.

What is a VA refinance loan in Louisville, Kentucky?

A VA refinance replaces your current mortgage with a new VA-backed loan. Depending on the program, it can reduce your interest rate, lower your monthly payment, eliminate monthly mortgage insurance, or improve long-term stability. The VA sets the baseline rules, but individual lenders often add overlays that can make the process harder than it needs to be.

Two VA refinance options for Louisville homeowners

1) VA Streamline refinance (IRRRL)

The VA Interest Rate Reduction Refinance Loan (IRRRL), commonly called a VA Streamline, is designed for borrowers who already have a VA mortgage and want a simpler refinance.

VA Streamline highlights:

  • Built to lower rate and payment (when the numbers work)
  • No VA-required appraisal
  • No VA-required income verification
  • No VA-required credit check
  • Typically faster than a traditional refinance

Important: some lenders add overlays (appraisal requirements, credit score minimums, etc.). Your approval path depends on the lender, even when the VA does not require it.

Closing costs apply, but they are commonly rolled into the new loan balance. VA guidelines may allow financing up to $6,000 in approved energy-efficiency improvements in certain scenarios.

2) VA Cash-Out refinance (cash out is optional)

The VA Cash-Out refinance is the flexible option. It can be used to refinance a current VA loan, or to refinance a non-VA loan into VA (such as FHA or conventional). Taking cash out is optional.

VA Cash-Out refinance is commonly used to:

  • Refinance FHA to VA and eliminate monthly mortgage insurance
  • Refinance conventional to VA and eliminate monthly mortgage insurance
  • Adjust your loan structure with full underwriting
  • Access equity if needed (optional)

This program requires a full VA underwrite: income documentation, debt-to-income analysis, and an appraisal.

Why Louisville veterans refinance VA loans

Louisville homeowners refinance for practical reasons: reduce monthly payment, move from adjustable to fixed, remove monthly mortgage insurance, or improve long-term affordability. The VA program is strong, but the refinance only makes sense if it produces a measurable benefit.

VA net tangible benefit requirement

VA guidelines require that a refinance provides a net tangible benefit to you. In plain English: the refinance has to improve your situation in a real way. If the payment does not improve or the long-term benefit is not clear, you should not refinance.

A strong VA refinance review should confirm:

  • Real payment savings or a clear long-term benefit
  • Reasonable break-even timeline
  • Closing costs explained upfront
  • The refinance meets VA net tangible benefit expectations

Global lender vs local Louisville VA refinance support

Many VA loans are serviced by large national lenders. That does not make the loan bad, but it often creates call-center communication, slow follow-up, and one-size-fits-all advice. A local Louisville VA refinance specialist typically gives you clearer accountability and Kentucky market awareness from start to finish.

YouTube: what Louisville VA borrowers should watch for

A lot of VA refinance content online is generic. When you watch YouTube videos or short clips, focus on content that explains the program rules, lender overlays, and the break-even math. If a video only sells “low rates” without addressing total cost and net benefit, it is not trustworthy guidance.

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Louisville VA refinance FAQs

Do I need an appraisal for a VA Streamline (IRRRL)?

The VA does not require an appraisal for IRRRL in many cases, but some lenders add appraisal overlays. Your outcome depends on the lender’s requirements.

Can I refinance into a VA loan if I have FHA or conventional?

Yes. Eligible veterans can use the VA Cash-Out refinance to convert FHA or conventional into VA. Cash out is optional, but full underwriting and an appraisal are required.

Can closing costs be rolled into a VA refinance?

Often, yes. The structure depends on the program, loan terms, and lender rules. The key is confirming the final payment and the break-even timeline before moving forward.

Related Louisville and Kentucky VA refinance resources

Official VA refinance information

Ready for a Louisville VA refinance answer you can trust?

If refinancing does not clearly improve your financial position, I will tell you that upfront.

Call or Text 502-905-3708 Email Me Apply Online
Equal Housing Lender. NMLS licensing and program guidelines apply. Not a commitment to lend.

Calculating VA Residual Income in Kentucky

Calculating Residual Income For a Kentucky VA home loan approval


Calculating Residual Income:

Louisville Kentucky Mortgage Lender for FHA, VA, KHC, USDA and Rural Housing Kentucky Mortgages: Louisville Kentucky VA Income Guidelines


Home › Kentucky VA Loans › Residual Income Guide

How to Calculate Residual Income for a Kentucky VA Home Loan Approval (2026)

Kentucky veterans using a VA home loan must meet minimum residual-income requirements. Residual income measures the monthly funds left over after housing costs, taxes, and all recurring bills. It is a core underwriting factor that determines whether a VA loan can be approved, especially when debt-to-income ratios are higher or credit depth is limited.

This guide breaks down how residual income works, how to calculate it correctly, and the 2026 minimums required for Kentucky VA buyers.

What Is Residual Income?

Residual income is the amount of money left after subtracting all monthly obligations from the borrower’s gross monthly income. The VA establishes region-based minimums to ensure borrowers have enough remaining funds to cover essentials such as food, transportation, clothing, utilities, and other living expenses.

Even if a borrower has a high credit score and a strong DTI ratio, the loan cannot be approved without meeting minimum residual-income thresholds.

How Kentucky Lenders Calculate VA Residual Income

  1. Start with gross monthly income for all occupying borrowers.
  2. Subtract federal, state, and local taxes based on paystubs/W-2 withholding tables.
  3. Subtract the proposed housing payment (PITI): principal, interest, taxes, insurance, HOA, and any maintenance fees.
  4. Subtract all recurring debts:
    • auto loans
    • student loans
    • credit card minimums
    • child support / alimony
    • personal loans or installment debt
  5. Subtract estimated utilities/maintenance. Many lenders use approximately $0.14 per square foot of heated living space.

The figure remaining after all these deductions is the official VA residual income.

2026 VA Residual Income Requirements for Kentucky (South/Midwest Region)

Household Size Minimum Residual Income
1 Person $441
2 Persons $738
3 Persons $889
4 Persons $1,003
5 Persons $1,039
Each Additional Person Add $80

If debt-to-income ratio exceeds 41 percent, underwriters typically require 20 percent more than the baseline residual number.

Why Residual Income Matters More Than DTI

Residual income is one of the strongest predictors of loan performance in the VA program. Borrowers who meet or exceed the residual-income benchmark show significantly higher repayment success rates — even when credit scores are less than perfect or DTI ratios appear high.

If the loan does not meet residual income, the file cannot be approved without compensating factors or structural changes to qualifying income or household composition.

Free Help Calculating Residual Income

If you want, I can run a complete residual-income analysis for you or your buyer using up-to-date 2026 VA guidelines.

Joel Lobb, Senior Loan Officer • NMLS 57916
EVO Mortgage (Company NMLS 1738461)
10602 Timberwood Cir, Suite 3, Louisville KY 40223

Overview of KHC Loan Programs for Kentucky Buyers

KHC Eligibility and Credit Standards Overview offers crucial guidelines. These guidelines are for Kentucky home buyers seeking assistance through Kentucky Housing Corporation KHC Loan Programs(KHC) loan programs


The KHC Eligibility and Credit Standards Overview offers crucial guidelines. These guidelines are for Kentucky home buyers seeking assistance through Kentucky Housing Corporation KHC Loan Programs(KHC) loan programs. Here’s a summary of key points from the image:

Kentucky khc Home Buyer Eligibility

  1. Available for first-time and repeat home buyers across Kentucky.
  2. Borrower must be a U.S. citizen or legal resident.
  3. Income eligibility is determined through the Secondary Market.
  4. The property must be the borrower’s primary residence.
  5. Borrowers cannot own any other residential property at the time of closing if using MRB Funding.
  6. Down Payment Assistance is available for borrowers who meet both income and purchase price limits.

Kentucky Housing Credit Standards

  1. Minimum Credit Score Requirements:
    • 620 for FHA, VA, and RHS loans.
    • 660 for Conventional loans.
  2. Debt-to-Income (DTI) Ratio: 50% maximum.
  3. Collection Accounts: Do not always need to be paid in full before loan approval.
  4. Bankruptcies and Foreclosures: Must be discharged for at least 2 to 7 years.
  5. Non-taxable income can be grossed up, which helps borrowers qualify for higher loan amounts.

Property Eligibility for khc loan programs

  1. Eligible properties include both new and existing homes.
  2. Manufactured homes are eligible for both new and existing purchases.
    • RHS loans only allow new construction for manufactured housing.
  3. Purchase price limit: HERE ➡️➡️for Secondary Market and MRB Loans.
  4. Full appraisals are required for all KHC loans.
  5. VA loans require a termite inspection for existing properties.
  6. New construction properties (except conventional loans) must have a termite soil treatment certificate.

KHC credit and income qualifying guidelines

  1. Flexible credit requirements: Borrowers with 620+ credit scores can qualify for FHA, VA, and RHS loans. On the other hand, Conventional loans require a 660+ credit score.
  2. Debt-to-income ratio of up to 50% allows flexibility for borrowers with higher debt obligations.
  3. Down Payment Assistance is available for those who meet income and price limits.
  4. Manufactured housing is eligible, but new construction requirements apply for RHS loans.
  5. Bankruptcy and foreclosure waiting periods range from 2-7 years, depending on the loan type.

Eligible KHC Mortgages

  • FHA, RHS, VA, HFA Preferred, HFA Preferred Plus 80, & Freddie HFA Advantage
  • Must be used with a KHC first mortgage

khc Eligibility Requirements

Summary of khc mortgage loan product

  1. DAP funds are only available to home buyers obtaining a KHC first mortgage.
  2. Offers affordable repayment terms (4.75% interest over 15 years).
  3. No home buyer education required, which simplifies the process.
  4. Can be used with various loan programs (FHA, VA, USDA, Conventional).
  5. Debt-to-income ratios up to 50% are allowed with AUS approval.

This program makes homeownership more accessible by providing down payment assistance without requiring extensive upfront savings. Would you like help determining eligibility or applying for KHC mortgage assistance? Let me know!


 Email – kentuckyloan@kentuckymortgage  

Call/Text – 502-905-3708

Joel Lobb
Mortgage Loan Officer – Expert on Kentucky Mortgage Loans


 Website: www.mylouisvillekentuckymortgage.com

 Address: 911 Barret Ave., Louisville, KY 40204

Evo Mortgage
Company NMLS# 1738461
Personal NMLS# 57916

For assistance with Kentucky mortgage loans, reach out via email, call, or text Joel Lobb directly.