What is a USDA Loan?


What is a USDA Loan: A Complete Guide to USDA Loans


In this comprehensive guide to United States Department of Agriculture loans, or USDA loans, we will cover the fundamentals needed in order to navigate USDA Home Loans

In this complete guide to USDA Loan we are going to tackle the subject of this particular loan by breaking down each section into the following chapters:

Chapter 1: What is a USDA Loan?

Chapter 2: USDA Loan Benefits: Pros and Cons

Chapter 3: USDA Loan Eligibility

Chapter 4: USDA Loan Income Limits

Chapter 5: USDA Property Eligibility

Chapter 6: USDA Loan Rates

Chapter 7: USDA Loan Process

Chapter 8: USDA Loan Refinancing

Chapter 9: Guaranteed vs Direct Loan

Chapter 10: How to Apply For a USDA Loan

Defining USDA Loans Begins With: What is Rural?

The question of “what is rural?” confuses, perplexes, and seriously confounds nearly anyone who works in rural areas. This includes our home rural populations of the United States. As an overarching theme, these rural areas share the common characteristics of a very simple notion: Comparatively few people living in an area, limited access to large cities, and considerable traveling distances to market areas for work and everyday‐living activities.

But that being said; rurality, like most other things in society, exists along a continuum and varies extensively based on proximity to a central place, community size, population density, total population, and various social and economic factors.

Over the years, public agencies and researchers have used combinations of factors to come up with the exact definition of rural and to designate geographic areas as rural.

The United States Department of Agriculture (USDA) utilizes a specific definition of rural to establish “eligible areas” for rural housing programs administered by its Rural Development (RD) agency.

This Research Note investigates potential impacts to current USDA eligible area designations resulting from statutory changes mandated after population figures from the 2010 Decennial Census are released.

What is a USDA Loan

Chapter 1: What Exactly is a USDA Loan?

A USDA loan is a mortgage that offers considerable benefits for those wishing to purchase a home in an eligible rural area. USDA home loans are issued through private lenders and are guaranteed by the United States Department of Agriculture (USDA).

The True Purpose of the USDA Loan

Let’s say you’re looking for USDA Loans in NJ, or anywhere in the country for that mater, USDA loan’s purpose is to provide affordable homeownership opportunities to low-to-moderate income households to stimulate economic growth in rural and suburban communities throughout the United States.

These rural development loans are available in approximately 97% of the nation’s land mass, which includes over 100 million people.

Chapter 2: Real Benefits of a USDA Loan

Because of the USDA loan guarantee, lenders are willing to take on more risk and offer eligible homebuyers advantageous rates and terms.

Some of the primary benefits of USDA loans include:

  1. $0 down payment
  2. Competitive interest rates
  3. Low monthly mortgage insurance
  4. Flexible credit requirements

USDA Loan Calculator

USDA loans open the door to homeownership for many first-time homebuyers who otherwise could not afford a traditional 5-20% down payment. However, the USDA has its own guidelines and requirements, including eligibility requirements for both the homeowner and the property. Lenders will often have their own internal guidelines and requirements in addition to those set by the USDA.

Chapter 3: USDA Loan Eligibility

To qualify for a USDA loan, borrowers must meet credit and income criteria set forth by the lender and the USDA.

At a minimum, the USDA requires:

  1. U.S. citizenship or permanent residency
  2. Dependable income, typically two consecutive years
  3. The ability and willingness to repay the mortgage – generally no late payments or collections 12 months prior to the application
  4. An acceptable debt ratio, which can vary by lender and other factors
  5. The homebuyer’s adjusted annual income cannot exceed 115% of the area median income, depending on family size
  6. The property be located in a qualified rural area

usda loan home condition requirements

While the USDA does not set a minimum credit score requirement, many USDA lenders require at least a 640 score in order to use the USDA’s Guaranteed Underwriting System (GUS). Those with credit scores below 640 may still qualify for a USDA loan, however the file will require manual underwriting.

Chapter 4: USDA Loan Income Limits

Because USDA loans are meant to assist low-to-moderate income homebuyers, the USDA sets income limits based on the property’s location and household size.

The base USDA income limits are:

1-4 member household: $82,700
5-8 member household: $109,150

usda max loan amount calculator

USDA counts the total annual income of every adult member in a household towards the USDA income limit, regardless if they are a part of the loan.

But it’s also not as simple as looking at your annual pay. USDA ultimately looks at what it calls adjusted annual income, which takes into account acceptable deductions for things like child care, medical expenses and more.

Chapter 5: USDA Loan Property Eligibility

USDA loans are only available to homebuyers wishing to purchase in what the USDA considers a rural area, although some suburban areas may be eligible as well.

The USDA defines a qualified “rural” area as any area with a population under 35,000, is rural in character and has a serious lack of mortgage credit for low- and moderate-income families.

Additionally, USDA loans are only available to homebuyers wishing to purchase a single-family home that will be their primary residence. Homes with acreage may be eligible, if the site size is typical for the area and not used principally for income-producing purposes. Income-producing property and vacation homes do not qualify.

usda loan rates

Boundary lines for USDA property eligibility can change every year The United States Department of Agriculture (USDA) utilizes a very specific definition of what is considered to be rural in order to be able to properly establish “Eligible Areas” for rural housing programs administered by its Rural Development (RD) agency.

Interestingly, the Housing Assistance Council (HAC) investigated potential impacts to the current USDA‐RD eligible area designations that could result from statutory changes linked to population figures from the 2010 Decennial Census in one USDA Eligibility Report.

HAC’s analysis estimates in USDA Eligibility

The HAC’s Analysis inference that 500 places (cities, town, villages, etc.) currently classified as USDA‐RD eligible areas may exceed statutory population thresholds and could potentially be reclassified as ineligible territory on the basis of their population threshold alone.

Potential Changes are Greatest in Metropolitan Areas

USDA RD’s rural areas definition includes differing eligibility thresholds based on a particular OMB designated Metropolitan Area status. Generally speaking, places within a Metropolitan Areas absolutely require to have a population below the 10,000 mark in order to be considered an official USDA eligible area. The places that fall outside of Metropolitan Areas are counted to have populations up to 20,000 and still remain eligible. Furthermore, if certain other conditions are prevalent, there could be an eligibility status obtained there. In an approximate estimate, about 9 out of 10 of the official identified USDA eligible areas that are potentially impacted by population change are located quite literally found to be in Metropolitan areas. How about that?

Chapter 6: What is the USDA Loan and its Loan Rates

USDA loans typically offer some of the lowest interest rates on the market.

Interest rates on USDA loans are determined by several contributing factors, however the primary factor is your credit profile, as is the case with all mortgage options. Those with higher credit scores often receive the most competitive rates, although borrowers with less than stellar credit may still qualify for a low rate due to the USDA guarantee.

The USDA does not set interest rates. Lenders are free to set their own, and rate quotes can vary based on a host of factors.

Chapter 7: USDA Loan Process

Going through the USDA loan process can be different for each homebuyer; however, the typical flow is as follows:

1, Prequalify with an approved lender

  1. Provide all necessary documents and reach pre-approval
  2. Find a USDA-approved home in an eligible “rural” area
  3. Sign a purchase agreement and order a USDA appraisal
  4. Be patient during loan processing and underwriting, then close on your home!

Chapter 8: USDA Loan Refinancing

The USDA offers three refinancing options for borrowers looking to lower their rate:

  1. USDA Streamline Refinance:
  2. Homeowners without any late payments for the previous 12 months may be able to refinance without a new appraisal.
  3. Cash cannot be taken out of a streamline refinance; however, it is possible to roll the guarantee fee into the final loan amount.

USDA Streamline-Assist Refinance:
Allows borrowers to refinance without a new appraisal, credit check or debt-to-income calculation. Homeowners with little to no equity in their home may also apply.

Non-Streamlined Refinance:
Nearly identical to the streamline-assist option, however borrowers are required to get a new appraisal. Borrowers typically use this option to avoid the $50 payment reduction requirement for the streamline-assist program.

Refinancing a USDA loan can help borrowers lower their monthly mortgage payment by taking advantage of the market’s current interest rates.

Chapter 9: USDA Guaranteed VS Direct USDA Loan

The USDA offers two different loan options to help rural families achieve the dream of homeownership: the USDA Guaranteed Loan and the USDA Direct Loan.

The primary difference in the two programs is who funds the loan. With the guaranteed loan, a USDA-approved lender issues the loan. However, with the direct loan, the USDA issues the loan and provides payment assistance in the form of a subsidy.

While the purpose of both loan programs is to boost homeownership in rural areas, the two programs have significant differences and are meant for two very different financial situations.

For example, with the USDA direct loan, the homebuyer must:

  1. Not have access to safe or sanitary housing
  2. Have an income classification as low or very low
  3. Be unable to obtain financing anywhere else
  4. Not be suspended or banned from participating in federal programs

The USDA Guaranteed Home loan has assisted thousands of homeowners en route to their dream home and continues to be one of the most advantageous programs on the market today. Learn about the many advantages of the USDA loan in our next section.

Chapter 10: How to Apply for a USDA Loan in 2019

The first step in applying for a USDA loan is finding a USDA lender. USDALoanInfo.com specializes in connecting you with USDA-approved home loan specialists that are licensed in your state.

Once you are working with a lender, expect a conversation that typically includes detailing the home location, desired loan amount, gross monthly income, assets and monthly debts. Lenders will also ask to conduct a hard credit inquiry to get a look at your mortgage credit scores. Credit score minimums can vary by lender and other factors, but a 640 FICO score is a common one for USDA lending.

If your lender determines you may be eligible for a USDA loan, the next step is to provide documentation outlined in the conversation. This includes documents like:

Government-issued ID

W-2 Statements

Recent Pay Stubs on Hand

Current or Recent Bank Statements

Keep in contact with your loan officer throughout the USDA loan process, as they may need additional documentation along the way.

USDA Loan Mortgage Calculator

Total Amount
300000.00
Down Payment
60000.00
Interest Rate
5.00
Amortization Period
30
Payment Period

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