Collections, charge-offs, and disputes each get treated differently depending on the program. Here's what actually counts against you when buying in Watervliet.
Under this, FHA/VA/USDA ignore them entirely.
Excluded from DTI on FHA — no payoff required.
The strictest minimum score of any program covered.
VA sets no floor — most lenders overlay 580-620.
A compact, affordable Hudson-riverfront city home to the historic Watervliet Arsenal. Dense, walkable blocks and lower entry prices make it a natural landing spot for first-time buyers. Imperfect credit doesn't rule you out of buying in Watervliet — most collections and charge-offs are far more forgiving than people assume.
Full FHA, VA, Conventional, USDA, SONYMA, Non-QM, Jumbo, and Land Loan detail lives on the Credit Challenges page — here's the quick comparison.
| Program | Typical minimum FICO | Collections rule |
|---|---|---|
| FHA | 580 (500-579 w/ 10% down) | Under $2,000 total ignored |
| VA | None set by VA — 580-620 lender overlay | Under $2,000: pay down or 5% DTI factor |
| Conventional | 620 | Standard agency treatment |
| USDA | 640 automated; manual below | Under $2,000 total ignored |
| Land Loan | 660 (600 if two borrowers) | Strictest of any program here |