USDA Loans California | Zero Down | Troy Mire | NMLS 1795353
Zero Down. USDA Guaranteed.

Buy with No Down Payment.USDA Loan Program

The USDA guaranteed loan program provides 100 percent financing for eligible borrowers purchasing in qualifying rural and suburban areas of Southern California. No down payment, competitive rates, and fixed terms up to 30 years.

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USDA Loan Snapshot
Down Payment0%
Min Credit Score640
Loan Type30-Year Fixed
Mortgage InsuranceYes (lower than FHA)
Income LimitsApply by County
Property RequirementUSDA-Eligible Area
OccupancyPrimary Residence Only
How It Works

Zero Down. Fixed Rate. Government Backed.

The USDA Rural Development Guaranteed Loan Program is one of the only remaining zero-down mortgage options available to non-military borrowers. If the property and borrower both qualify, 100 percent financing is possible.

USDA loans are guaranteed by the U.S. Department of Agriculture and offered through approved lenders. The program is designed to promote homeownership in rural and suburban communities. The property must be located in a USDA-eligible area and the borrower must meet income limits set by the program.

Unlike FHA, there is no minimum down payment requirement. The funding fee — similar to the FHA upfront MIP — can be rolled into the loan, so the borrower can close with zero out of pocket on the down payment side. Closing costs may still apply unless negotiated into the transaction.

The annual mortgage insurance premium on a USDA loan is lower than FHA, making the monthly payment competitive even against FHA loans with a small down payment. For qualifying borrowers in eligible areas, the USDA program often produces a lower monthly payment than any other zero-down option.

This is a primary residence program only. Investment properties and second homes do not qualify. Income limits are applied to the entire household, not just the borrowers on the loan.

Credit Score
640 Minimum
Most USDA lenders require 640 for automated approval. Scores below 640 may qualify through manual underwriting with compensating factors.
Income Limits
By County
Limits apply to all household income, not just the borrower. In most SoCal counties the limit for a 1-4 person household runs approximately $110,000 to $130,000. Updated annually by USDA.
Funding Fee
1% Upfront
A 1% upfront guarantee fee applies and can be financed into the loan amount. Annual MIP is 0.35% of the outstanding balance, which is lower than FHA's annual premium.
Service Area

USDA-Eligible Areas in Southern California

USDA eligibility is based on the property address, not the city name. Many suburban communities within commuting distance of major metros contain USDA-eligible parcels. The following counties contain qualifying areas.

Riverside County
Significant eligible areas exist in the eastern and rural portions of the county including parts of the Coachella Valley and mountain communities.
San Bernardino County
The largest county in the contiguous U.S. contains extensive USDA-eligible areas in its desert and mountain zones.
San Diego County
East and inland San Diego County contains qualifying zones. Coastal and urban areas generally do not qualify.
Ventura County
Rural and agricultural portions of Ventura County qualify. Verification required by property address.
Los Angeles County
Eligibility is limited in LA County. Specific rural and unincorporated areas may qualify. Address verification required.
Orange County
Very limited eligibility due to urban density. A small number of parcels in unincorporated areas may qualify.

Eligibility is confirmed using the official USDA Property Eligibility Map. Submit the contact form or call directly and the property address will be checked immediately.

Common Questions

USDA Loan FAQ

No. USDA guaranteed loans offer 100 percent financing with zero down payment for eligible borrowers and properties. The 1% upfront funding fee can also be rolled into the loan, allowing a borrower to close with no out-of-pocket down payment.
Eligibility is based on the property address, not the city name. Qualifying areas exist in Riverside County, San Bernardino County, San Diego County, and Ventura County. Some rural and unincorporated parcels in LA and Orange County may also qualify. The property address is checked against the USDA eligibility map to confirm.
Income limits vary by county and household size and are updated annually by USDA. In most Southern California counties the limit for a 1-4 person household is approximately $110,000 to $130,000. Limits apply to all household members, not just the borrowers. Higher limits apply for households of 5 or more.
Most USDA lenders require a minimum 640 credit score for automated underwriting approval. Scores below 640 may still qualify through manual underwriting, which requires additional documentation and compensating factors. Credit flexibility varies by lender.
No. USDA loans are for primary residences only. The borrower must occupy the property as their principal residence. Investment properties, vacation homes, and second homes do not qualify.

Check If Your Property Qualifies

USDA eligibility depends on both the property location and the borrower's income. The fastest way to find out if you qualify is to submit the property address and basic income information. Troy will confirm eligibility and run the numbers directly.

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