• Check Eligibility

Question: How do I get a USDA home loan application, does it costs anything to apply? S. Jackson –  Foley, AL

ANSWER:  Not at all, home buyers can contact us below to get started on their USDA mortgage application. There is no application fee to apply for the loan.

Question: How do I find a list of USDA homes for sale in Baldwin County, AL?  D. Breeland –  Loxley, AL

Answer: You can find all the Alabama USDA approved rural defined locations by clicking on the USDA eligibility map here.  Please click on single family housing under the property eligibility section at the top left.  Once there you can input the address to see if the house is USDA eligible. Keep in mind, the USDA 502 guarantee program can be used for any home purchase regardless of the home seller. The property you purchase can be a bank foreclosure, short sale, HUD owned home, standard “by owner” sale, etc. USDA Rural Housing is more concerned about where the house is located, as it must be located in an approved USDA rural defined location according to the map above.  The home also must be in overall good repair, decent move in type condition. Buyers cannot use the USDA loan to purchase properties that require extensive work or rehab. In addition, existing mobile and manufactured homes are not permitted. Also, “build on your own lot”, land purchases, etc are not permitted.

Question: Is the USDA Rural Housing program only for first time home buyers? M. Taylor - Fairhope, AL

Answer: No! the program can be used by any qualified home buyer – not reserved for only first time homeowners. However, applicants that currently own a home will have additional restrictions.

Question: Will I be required to take some kind of first time home buyers class with the USDA loan program? L. Fitzgerald - Robertsdale, AL

Answer: No class or education is required with the USDA Rural loan. 

Question:  Can I include closing costs into my USDA mortgage? S. England - Magnolia Springs, AL

Answer: Yes, you will have two options to do this.  First, the most common way is to negotiate your contract to have the home seller pay your closing cost. USDA Rural Development will permit the seller to pay up to 6% of buyers USDA closing costs and prepaid escrow items.  Another option is to roll your closing into your loan given the appraised value is high enough to support it.  To use this option, the home must appraise higher than the sales price. USDA will permit buyers to roll in or include closing costs up to the appraised value of the home, not the just the sales price.  You can also do a combination of these two options. Learn more about USDA Closing Costs here

Question: How much are the USDA loan closing costs and pre-paid escrow items? Also,  will the taxes and home insurance included in my monthly mortgage payment?  A. Velasquez - Summerdale, AL

Answer:  The exact amount of closing costs, etc will depend on many different variables like your loan amount, current tax assessment on the home, homeowners insurance policy amount, among many other items.  Generally, 3-6% of the sales price is a good estimate depending on how high the sale price is.

As for the taxes and home insurance – this will be included or “escrowed” as part of your monthly mortgage payment, along with the USDA mortgage insurance,  as required by USDA. So your monthly mortgage payment will include principal, interest, taxes, home insurance and mortgage insurance (PMI)  In addition, your taxes and home insurance will automatically be renewed for you each year.

Question: How much is the USDA appraisal costs, do I pay this fee?  L. Walsh - Gulf Shores, AL

Answer:   The USDA appraisal charge is typically $400.00 -$500.00. The exact amount can fluctuate depending on the property and lot size.  The USDA appraisal fee is usually paid in advance (to lender or appraisal management company) by the home buyer after the contract is executed and approved.  Depending on how the sales contract /sellers concessions are structured, home buyers can often receive this fee back, along with their deposit at closing.

Question:  Does the USDA program have a loan amount limit or a cap on how much I can purchase? S. Macarthur - Spanish Fort, AL

Answer: There is NO purchase loan amount limit with the USDA RD program, home buyers qualify based on their debt and income. Please learn more details about 2018 USDA income limits.  This will explain how maximum purchase qualifying amounts are determined.

Question: I found the perfect USDA eligible home, but it needs some repairs. Can I borrow extra money on my loan to pay for new carpet and a new fence in the backyard?  S. Darnbrough - Fairhope, AL

Answer: Short answer is no, only closing costs can be included in your loan – assuming the appraised value is higher than the sales price.

Question: I was reading the USDA housing program allows for 101% financing – does this mean we can receive 1.0% extra for repairs or money back. B. Canada - Daphne, AL

Answer: The USDA 1.0% guarantee fee (as of 2017) is the one-time fee that is required by USDA Rural Housing.  All government loan programs like USDA, VA and FHA mortgages require the one-time funding fee in order to sustain the programs and limit losses. The fee is rolled into the final adjusted loan amount – Example: Let’s say Betty does a 100% financing USDA purchase on a $100,000 home. Her base loan amount would be $100,000 – however, the final adjusted loan amount with the USDA guarantee fee included would be $101,000.

In addition to the Guarantee fee, the USDA loan also requires a monthly mortgage insurance premium like FHA loans but much $ less each month. (most know this as PMI)  Please read about the current USDA Guarantee Fee here.  The current USDA Fee schedule will remain in effect until October 2018.

Question: I found a home that I like, but it has some issues with the roof and electrical.  Will this pass USDA home inspection requirements? S. Berga - Robertsdale, AL

Answer: USDA ( like FHA and 100% VA home loans) follow many of the same HUD requirements when it comes to the property condition.  Generally speaking –  any safety, electrical, plumbing, structural, HVAC, roof, or WDO termite issues will likely need to be corrected before closing.  It really depends on the seriousness of the problem and whether it will be required to be corrected before closing. The appraiser’s notes along with the lenders underwriter will typically determine this.  Keep in mind many bank owned or distressed homes are being sold “as is” and they will not correct or repair anything in most cases.  The house has to generally be in decent overall condition.  Now, this doesn’t mean the house as to be perfect, every house has some little issues that are to be expected.  The idea is to ensure home buyers are purchasing a home in generally sound condition and don’t get in over their head with serious problems and expenses right after closing. Safety related issue is generally the most important.  Home buyers looking to purchase a home that needs extensive repairs (and money to do so) should read about the FHA 203K loan.

Question:  What houses are approved for USDA mortgage financing in my area? What type of properties are permitted?  L. Vaughn - Loxley, AL

Answer:  USDA Rural housing is for ANY single family home, townhome, PUD, condo that is located within a USDA eligible location.  The house can be a short sale home, bank foreclosure,  REO, for sale by owner….doesn’t matter.  The important factor is the physical location of the home, it must be located in a rural housing approved location. Existing mobile manufactured homes are not permitted under the USDA program. Building a new home on your own land or lot is also not permitted. However, purchasing a new home (new construction) from a builder is permitted.  Click here to view the USDA map   –  this will show you all the approved locations based on property address.  For example, in Florida many semi-rural locations just outside of Orlando, Jacksonville, Tampa are still eligible.  Do not assume your location is not USDA Rural housing eligible before checking or calling us, you may be surprised!  If your location is not USDA approved, be sure to ask us about other financing alternatives that require little down payment. FHA is a great alternative for home buyers looking to purchase in more populated locations.

Question:  I put a contract in a home and was wondering if I need to pay a deposit of some sort?  D. Soepono - Fairhope, AL

Answer:  Typically a deposit will be required from the seller to show your “good faith” on following through with the purchase.  This is often called an escrow binder deposit or good faith deposit, etc.  For homes in the $100,000 – $200,000 range – typically a $500- $1,000 deposit is customary.  Some buyers may decide to give more to strengthen their offer and make it look better.  Any deposit money paid in advance will be applied towards the purchase of the home.  Buyers will often times get this deposit money back in the event of appraisal, financing or home inspection issues. It really depends on the contingencies written into the contract, but the items listed above are pretty standard. Ensure you check with your realtor.

Question:  I’m under contract to purchase a home now and about to get started on the loan processing. What type of paperwork or documentation do I need to get my USDA loan processed?   R. Jackson - Daphne, AL

Answer: You should make copies of your last (2) years tax returns, W2’s,  Last 2 months of bank statements, last 3 months pay stubs. Also a copy of your driver’s license / ID and social security card. There may be additional paperwork needed, but these are the basic things needed for borrower starting the USDA loan process.

Question: I owned a home years ago, and now want to consider purchasing a nice brick home I recently found. Can I purchase this home with USDA loan? I thought the USDA program was only for first time home buyers?  I know the home is located in the approved USDA area.  J. Pleasant - Loxley, AL

Answer: Yes you can! Any qualified buyer can use the USDA program to purchase their next home. The program is not reserved only for first-time homeowners. The home must be a primary residence, no second vacation homes or investment rental homes are allowed.

Question: Is there any USDA loan restriction on how long I must live in my home, or when I can sell my home? S. Jackson - Daphne, AL

Answer: No, you can move and sell your home anytime with USDA. The USDA mortgage does NOT have any prepayment or early payoff penalty. You can sell/pay off your loan whenever you like without restriction or fees.

Question: Is there a limit on how much income your household can make each year with the Rural Development program?  Where do I find this information? L. Phillips - Magnolia Springs

Answer: Yes, each county has a different limit based on a verify of factors  – number or members of the household, elderly and disabilities. Please click the underlined link to read more about the current USDA Household Income Limits.  Please remember, the USDA income limits apply to ALL members of the household that generate income, not only the parties on the loan application. The only exception to this is working Full-time students.  If they work, their max income included is $480.00 per year…regardless of how much they make.   However, if they are a dependent, this income can be offset and canceled because households always take a $480 deduction for dependents.  If your income appears to be close to the limit, or you just aren’t sure how to calculate it, please contact us so we can formally review with you. We are always happy to help.

Question:  My income is currently under the USDA Collier County limit right now, what happens if I get a raise at my job and my income goes over the limit in the future?  L. Romar - Robertsdale, AL

Answer: This is a very common question we get. The only concern is your household income up to the time of closing, not in the future.

Question:  What kind of credit score do I need to pre qualify for a USDA loan?  S. Parker - Fairhope, AL

Answer: We currently require a minimum credit score of 620.  However, this min credit score requirement does not guarantee USDA financing. USDA Rural housing has other restrictions in place for applicants that have any past bankruptcy, foreclosure, short sales, or other serious financial hardships.  Mortgage qualifying requirements have changed dramatically over recent years. Contact today for the latest USDA approval requirements.

Question: I understand the USDA loan is 100% financing. But I have some money saved up and I would like to contribute a down payment, can I do that?   D. Murray - Spanish Fort, AL

Answer: For sure! USDA will permit buyers to put 3%, 5%, etc down payment if they choose. However, the 502 Guaranteed program is geared toward buyers that do not have the means (down payment) for a conventional home loan.  Example: If you have 20% for a down payment you will do a standard conventional mortgage.

Question: My Realtor informed me that I cannot get a USDA loan if the house has a pool, is this correct? J.D. Ballinger - Montrose, AL

Answer:  Pools are permitted with the USDA program. In the past, the value of the pool could not be included in the home appraisal. However, as of December 2014 this rule has changed to INCLUDE the contributory value of any in-ground swimming pool into the property value.  Basically, USDA now views in-ground pools the same now as other mortgage programs.

Question:  I found a property I would like to write an offer on today. But the house is located on a dirt road and my lender said USDA program requirements will not permit this.  Can you clarify this for me before I submit my offer? J Spencer – D. Lewis - Robertsdale, AL

Answer: USDA follows HUD handbook requirements on road guidelines. Basically, the road must provide safe vehicle and public access from a public or private road.  Additionally, all roads are required to have an all-weather surface and maintained by a road maintenance agreement by all homeowners on the street or homeowners association.  Some dirt roads (county maintained especially) are fine and generally approved.  Please contact us for additional clarification.

Question: Can I use the 100% USDA loan to purchase an investment home?   M. Johansen - Orange Beach, AL

Answer: USDA can only be used to purchase a primary residence. Second homes and investments properties financing are not permitted.

Question: I have determined that my area in Baldwin  County is eligible for the USDA housing.  What do I need to get together for the USDA loan application and approval process?  L. Brooks - Summerdale, AL

Answer:  Please click the highlighted link to the right to learn about tips about being prepared for your USDA loan application.

Question: I have my USDA housing application complete and have already started looking at houses online. Do I need to use a certain realtor for this, or will any real estate agent work?  S. Jacobson - Foley, AL

Answer:  Call Urban Property in Fairhope at 251 990 9909 - you will be happy with them.  We have great Realtors  that understand the USDA loan process well. Contact us if you need assistance.

Question: I was told that the USDA loan takes a really long time to close, is this true? J. Sanchez - Fairhope, AL

Answer:  As of 2017 – the entire USDA closing process can take 25-45 days from full contract acceptance to closing, depending on your state. The USDA Rural Housing closing turn times do change. Unlike other home loans, USDA loans go through a two-tier approval process with the lender/bank and the actual USDA Rural Development office.  Because of this, the process can take up to a week longer when compared to conventional or FHA mortgages.  The good news is USDA has implemented some recent changes and turn times have improved as a result.  Read more about USDA closing turn times here. Please note, if you are a home buyer and have questions about an existing USDA file you have in process with another mortgage company (lender, broker or bank) you will need to contact them directly to obtain current loan status.

Question: When is my first mortgage payment due after I close on my USDA loan?  B. Cook - Silverhill, AL

Answer: You normally skip the following month after closing. Example: let’s say you close on your USDA RD loan on August 9th, your first mortgage payment won’t be due until Oct 1st.  Same applies to a USDA refinance, you can skip up to two months mortgage payments.

Question: How are the mortgage interest rates on USDA loans compared to other loan programs like FHA, VA, etc?  D. Longaberger - Foley, AL

Answer: USDA interest rates are pretty much the same as other government mortgage programs like FHA and VA home loans.  However, USDA loans have significantly lower monthly mortgage insurance (PMI) when compared to FHA loans.  In fact, the monthly mortgage insurance (known as an annual fee) is much less when compared to FHA loans. The FHA monthly mortgage insurance is currently .85% for the max 96.5% financing and the USDA RD program is .35%  This is important to remember and is a nice benefit of the USDA program.  Even if you have enough savings and can afford the min 3.5% down payment required by FHA loans, you may want to consider the USDA loan just for the reduced mortgage insurance costs.

USDA interest rates do change on a daily basis until the home buyer’s rate is locked in. Buyers will typically lock in their mortgage interest rate once they have signed a contract to purchase a home and have a closing settlement date established.

Question: I heard the USDA property eligibility map was changing October 1st 2014, but got delayed?  Many locations that are currently eligible for the 100% USDA program may not be in the near future. Can you clarify?  W. Lowell - Daphne, AL

Answer:   USDA Rural Housing has implemented a new updated map (eligible area) a few years ago.  Home buyers can find the new 2018  USDA map here to check a property address for eligibility.