Does having a top-notch credit score really make home buying easier?

Title: Does having a top-notch credit score really make home buying easier?

That lines up with what I’ve seen, too. Once you’re over that 760–780 mark, you’re basically in the “best rates” club and there’s not much extra juice to squeeze by pushing your score higher. Lenders just want to see you’re above their threshold—after that, it’s more about your income, debt-to-income ratio, and sometimes even the property itself.

One thing I’d add, though: while the difference between a 780 and an 820 might not matter for a standard mortgage, I have noticed some lenders get a little more flexible on things like documentation or closing timelines if they see a super high score. It’s not official policy, but underwriters are human—sometimes they’ll give the benefit of the doubt if your credit looks squeaky clean. Not always, but it happens.

For investment properties or portfolio loans, like you mentioned, it can get a bit more nuanced. Some smaller banks or credit unions have internal scoring models that go beyond FICO—they might factor in your whole relationship with them, or look at your history across multiple accounts. In those cases, being well above their cutoff could tip things in your favor if you’re on the edge for approval or negotiating terms.

But yeah, for most people shopping for a regular home loan, as long as you’re in that “excellent” bracket, it’s diminishing returns. The peace of mind is real—no worrying about getting dinged for a random late payment from years ago—but the practical perks are pretty limited after a certain point.

Curious if anyone here has actually seen a tangible difference in rate offers between, say, 770 and 820? I haven’t run into it myself. Maybe jumbo loans or non-QM products are different?

I’ve seen the same thing—once you’re in that “excellent” range, it’s mostly about the other pieces of your financial picture. I will say, I had a client with an 815 who got a slightly faster underwriting process, but the rate was identical to someone at 775. Maybe it’s more about how smooth the process feels than actual dollars saved? Has anyone noticed lenders being stricter about reserves or down payment even with top scores? That’s come up a couple times for folks I’ve worked with, especially on jumbo loans.

Title: Does having a top-notch credit score really make home buying easier?

Maybe it’s more about how smooth the process feels than actual dollars saved?

That’s been my experience too. Once you’re in the “gold star” club, lenders seem to care more about your cash reserves and income than whether your score is 780 or 820. I remember sweating bullets over my score, only for the underwriter to grill me about my bonus income instead. The process was quick, but the rate didn’t budge. It’s like getting VIP access to a party, but you still have to pay for drinks...

It’s like getting VIP access to a party, but you still have to pay for drinks...

That’s exactly it. I hit 800 and thought I’d get some kind of secret handshake or at least a free pen. Nope. The lender barely blinked at my score but wanted every detail about my savings, job history, and even how I split my grocery bill. The process was smoother, but the rate? Pretty much the same as my friend with a 760. It’s like being on the guest list but still waiting in line for the bathroom.

I get what you’re saying, but I had a different experience. When I was at 720, the lender grilled me on every little thing and the process dragged on forever. Once I hit 800, yeah, they still wanted all the paperwork, but it felt less like an interrogation. Maybe it’s not about the rate—like you said,

the rate? Pretty much the same as my friend with a 760