Conventional & Government
Government — USDA
USDA Rural Development Guaranteed
Zero-down loan for eligible rural and suburban properties with income limits.
Available throughout Southern California through Francisco Williams, CCIM, NMLS #1858674.
640
Min FICO
100%
Max LTV
Ideal borrower
Low-to-moderate income buyers in USDA-eligible areas.
Program highlights
- 0% down payment
- Income limits apply (115% of Area Median Income)
- Property must be in USDA-eligible area
Typical uses
- Rural/suburban purchase with limited down payment
Frequently asked questions
- Can Southern California buyers still use USDA loans?
- Yes, but only in USDA-eligible rural and some suburban census tracts — many LA/OC metros do not qualify. We check the property address against the current USDA eligibility map before you spend money on an appraisal.
- Is USDA really zero down?
- Eligible borrowers can finance 100% of the purchase price on a Guaranteed loan, subject to income limits, property eligibility, and underwriting. There is a USDA guarantee fee (financed or paid at closing) similar in spirit to FHA MIP.
- USDA vs FHA for a first-time buyer — which is better?
- If the property is USDA-eligible and household income is under the limit, USDA often wins on down payment and monthly cost. Outside eligible areas, FHA or conventional with DPA is usually the better path.
Program details shown are representative guidelines and subject to individual lender overlays and CFPB / agency requirements. Rates shown are illustrative and subject to change without notice. Actual rate, APR, and terms will depend on creditworthiness, loan-to-value, property type, occupancy, loan amount, loan program, and other factors. Not all applicants will qualify.