Why THDA Loans Can Fall Apart at the Last Minute (and How to Avoid It)

A THDA loan can be a great tool for first-time buyers — until it suddenly isn’t.
In this episode, Keith shares a real story of a loan that died just two days before closing when an unexpected Verizon collection dropped a buyer’s credit score from 640 to 621. You’ll learn why THDA re-pulls credit at the last minute, how that can derail even strong borrowers, and why lender-backed down payment programs may soon replace local government ones.
If you’re a Realtor or a homebuyer considering THDA or any DPA program, this episode could save you a lot of stress.

•What THDA loans are and how they work
•Why THDA re-pulls credit right before closing
•Real story: a 640 score drops to 621, killing a deal
•Why even one small collection can ruin financing
•How lender-backed DPAs are replacing government ones
•Why saving 3–3.5% down might be smarter than rushing in
•What loan officers and agents can do to protect clients

If you’re sitting at a 640 or 641 credit score, you’re walking a tightrope. When THDA re-pulls credit — and they will — any small change can sink your deal.

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