You might have heard the acronym “USDA” when people are talking about inspecting meat in the grocery store or anything to do with farming. But when people ask “What is a USDA Loan?” they are surprised to find out it’s a home buying program open to the public.
Since 1991, the U.S. Department of Agriculture has been offering rural development loans to encourage people to buy homes out in the country or in suburban areas of big cities. Hence, the USDA loan was born to help those with low to moderate incomes to get a fantastic loan with nothing down – yes, no down payment.
The USDA does oversee the American farming industry, and it does ensure the safety of food coming from those farms. But the USDA loans were put in place to boost the economies of smaller towns and rural areas.
“A lot of people are renting because they don’t feel like they can save enough money to get a house,” says Patty Napgezek, loan consultant at Inlanta Mortgage in Brookfield, Wis. “But a USDA loan allows zero percent down. It’s truly helping people get into homeownership that never thought they could.”
Surprisingly, some lenders and banks don’t even offer these loans.
“And if those lenders aren’t certified to do USDA loans, they don’t steer borrowers in the right direction to someone who can help them,” she says.
But even realtors don’t know much about them, which is a shame, she says.
“I do market this loan to realtors. They will get those first-time homebuyers or people who have good jobs but just no down payment. Unless we educate our realtors on the advantages of his loan, many people won’t hear about them,” Napgezek adds.
She sees a lot of younger people coming out of college with tons of student debt. They aren’t able to get a good paying job with their degree, and they are trying to pay their exorbitant student loans. But the USDA loan is helping people like them or those who just don’t make enough to save up for any type of down payment.
“It’s a wonderful loan. You do have to be within the USDA income eligibility limits and find a property designated within the USDA map,” she says.
These loans have some amazing benefits, Napgezek says. Some of the highlights that they offer borrowers include:
- Low interest rates with 30-year fixed loans
- Government guaranteed
- You have the ability to roll in your closing costs into the loan
- Flexible credit guidelines
- No down payment
- No maximum purchase price
- Not limited to first-time buyers
- Homeowner counseling is not required
Here are some important things to know about USDA Loans –
Two Types of USDA Home Loans
the Rural Home Loans offer two types of loans – direct and guaranteed.
The Direct Loan is offered by the government, itself, to very low and low-income applicants, and the loans are subsidized making the interest rate as low as 1 percent. The loan payback period is set at 33 years or can be extended to 38 years for those who can’t afford the 33 years. Applicants must contact their local Rural Development office to ask about eligibility requirements and how to proceed with an application. Those interested can contact their nearest RD office here.
The Guaranteed Rural Housing Program allows approved lenders to help low- to moderate-income households with a loan to the opportunity to build, rehabilitate, improve or relocate a house in an eligible rural area, according to the USDA website. The program provides insurance, so to speak, to approved lenders in order to reduce the risk of extending 100% loans (loans that require no down payment).
Borrowers need to find an approved lender to start the application process.
Just because USDA loans require rural properties, that doesn’t mean you will be miles and miles away from any neighbors. But if that’s what you want, there are probably homes on the market like that to be found. Each state has a USDA map that shows what areas are eligible. You might be surprised what suburban neighborhoods are included. Some are very close to metropolitan cities.
“It doesn’t have to be in the boondocks, although those properties probably do qualify. Some of the homes are just on the perimeters of townships or big cities. There probably won’t be any in the downtown of a city, but more on the outlying areas,” she says.
Generally, the population of the area is 20,000 or less. But it really depends on the town and state. As of the writing of this article, population numbers are taken from the census that happened in the year 2000. Many eligible areas now have much bigger populations.
If you are unsure if your area is eligible, contact an approved USDA lender now.
The USDA determines an applicant’s income in two different ways. The governmental agency looks into the eligibility income which includes alimony, child support, salary, etc., by the applicant and those 18 and over in the household. If a household makes too much, USDA will consider downward adjustments for child care and medical expenses. The adjusted household income cannot exceed 115 percent of the median income for the area.
Official property and income eligibility information can be found here.
If you wanted to see a quick glance at the differences in income eligibility for a direct loan or a guaranteed loan, take a look at someone that might want to buy in the rural areas of Omaha, Neb. For a very low-income family of four people, the income level for a direct loan would be $36,500. For a guaranteed loan, the income could go as high at $73,000.
“They can be a little picky on this. They look at credit more selectively on a USDA loan than an FHA or even a conventional loan,” Napgezek says.
They don’t want to see any late payments – no more than one 30-day late payment in the past 12 months. If the borrowers have had a bankruptcy or foreclosure in the past, it has to be at least three years ago. And there can’t be any outstanding judgements in the past year, she says.
“The good thing is that USDA lenders can use rental history if the borrowers haven’t built up much credit history,” she adds. “You can’t have any more than two rent payments late for 30 days in the last three years.”
Apply for a USDA Loan
USDA home loan rates are low, and home buyers are often surprised they can qualify. Now is a great time to apply and start your homeownership journey.