Home financing in Washington County.

Home financing means borrowing money to purchase, build, or refinance a residential property. In exchange, you agree to repay that loan — usually over 15 or 30 years — with interest. The home itself serves as collateral, meaning the lender can take it if you stop making payments, so it is important to borrow only what you can genuinely afford.

The most common types of home loans in Washington County are:

• **Conventional loans** — offered by banks and credit unions, typically requiring a credit score of 620 or higher and a down payment of 3–20%.

• **FHA loans** — backed by the federal government, accepting credit scores as low as 580 and down payments as low as 3.5%. A strong starting point for first-time buyers.

• **USDA Rural Development loans** — because much of Washington County is classified as rural, many properties here qualify for zero-down USDA loans. This is a major local advantage.

• **VA loans** — for eligible veterans and active-duty service members, offering zero down payment and no private mortgage insurance.

• **ITIN loans** — some local and regional lenders offer mortgage products to borrowers who file taxes using an Individual Taxpayer Identification Number rather than a Social Security Number.

Remember: federal loan programs (FHA, USDA, VA) are delivered through local lenders — banks, credit unions, and mortgage companies in Marietta and the surrounding area. The federal program is the backing; your local lender is the relationship.

Washington County's economy centers on healthcare (Marietta Memorial Hospital is a major employer), small manufacturing, agriculture, natural gas and oil production, and retail trade. Many residents work as contractors, tradespeople, farm operators, or small business owners — meaning income can be seasonal or self-reported rather than a simple W-2 paycheck. That is completely workable with the right lender.

**General qualification factors lenders look at:**

• **Credit score** — Most conventional loans want 620+. FHA accepts 580+. Some ITIN and portfolio lenders are flexible if you have strong savings or income history.

• **Income stability** — Lenders typically want two years of documented income. If you are self-employed or a contractor, two years of tax returns (including Schedule C) are standard. Gaps or seasonal patterns are explainable — just document them.

• **Debt-to-income ratio (DTI)** — Most programs want your total monthly debt (including the new mortgage) to be 43% or less of your gross monthly income. Some programs allow up to 50% with compensating factors.

• **Down payment** — Ranges from 0% (USDA, VA) to 3–3.5% (conventional, FHA) to 10–20% for some portfolio loans.

• **ITIN filers** — You do not need a Social Security Number to buy a home in Ohio. Some local credit unions and community banks offer ITIN mortgage products. You will typically need 2 years of ITIN tax returns, proof of steady income, and a larger down payment (often 10–20%).

Because a large portion of Washington County falls under USDA rural eligibility maps, many buyers who assume they must put money down discover they qualify for a zero-down loan. Always check the USDA eligibility map for the specific address you are considering — even properties on the edge of Marietta sometimes qualify.

Gathering your documents early makes the process much smoother. Here is what most lenders in Washington County will ask for:

**For all borrowers:**

• Government-issued photo ID (driver's license, passport, or consular ID)

• Social Security Number or ITIN

• Two most recent years of federal tax returns (all pages and schedules)

• Two most recent years of W-2s or 1099s

• Two most recent months of bank statements (all pages, all accounts)

• Two most recent pay stubs (if employed)

• Proof of any other income (rental income, child support, Social Security, etc.)

• Landlord contact information or 12 months of rental payment history (if currently renting)

**If self-employed or a solo contractor:**

• Two years of personal AND business tax returns

• Year-to-date profit and loss statement (a simple one-page summary is fine)

• Business bank statements (two most recent months)

• Business license or DBA registration if applicable

**For ITIN borrowers:**

• ITIN letter from the IRS

• Two years of ITIN tax returns

• Proof of consistent income (bank statements showing regular deposits are very helpful)

• Some lenders will also ask for a reference letter from a landlord or utility payment history to establish payment reliability

**For the property:**

• The signed purchase agreement (once you have one)

• Your lender will order the appraisal — you do not arrange that yourself

Tip: Do not move large sums of money between bank accounts in the 60–90 days before applying. Lenders need to trace every deposit, and unexplained transfers slow things down.