05 · Loan program

USDA.

100% financing for primary residences in USDA-eligible areas. Backed by the U.S. Department of Agriculture. Income-capped, but otherwise generous — and the eligible map is broader than people think (most non-urban Arizona qualifies).

Talk it through Run your numbers
$0
down payment
580+
credit, automated approval
115%
of area median income cap
Eligibility

More of Arizona qualifies than you’d think.

USDA isn’t just farmland — most non-urban Arizona falls inside an eligible zone. The catch is an income ceiling: your household can’t top about 115% of the area median.

$0
down payment
115%
of area median cap
580+
with automated approval
· The structure

How it's built

Down payment
$0 — 100% financing. You can pay closing costs out of pocket or roll them in via seller credits.
Mortgage insurance
Annual fee (0.35%) plus a one-time upfront guarantee fee (1%). Lower than FHA's MIP.
Loan types
30-year fixed only. No ARMs, no shorter terms.
Property location
Must be in a USDA-designated area. Most non-urban Arizona qualifies — the map is broader than the name suggests.
Property types
Primary residence only. No investment, no second homes.
Loan size
No single national cap — each county sets a USDA Area Loan Limit, and your qualifying income has to support the payment.
· What you'll need

Qualifying

Credit score
Down to 580 with an automated approval. The automated finding is the only path — there's no manual-underwrite fallback, so a clean file matters.
Debt-to-income
29/41 are the benchmarks, but automated approvals routinely clear 45–50% with strong compensating factors.
Income limits
Household income can't exceed 115% of area median for the county. In Maricopa County (1–4 person household): around $119,850 in 2026.
Geographic check
Property must fall in a USDA-eligible zone. Drake can check the map in 30 seconds before you make an offer.
Income docs
Two years W-2s, last 30 days pay stubs. Self-employed needs two years of tax returns.
Citizenship
U.S. citizen or eligible non-citizen (permanent resident, qualified alien).
· Straight talk

Not for you if the home sits outside a USDA-eligible zone, or your household income tops ~115% of the area median — both are hard lines, not guidelines.

When a loan I offer isn't right for you, I'll say so — and point you to the one that is.

· Common questions

FAQ

Do I have to live in farmland to use USDA?
No — many suburban areas qualify. The 'rural' label is misleading; the eligible map covers a much wider footprint than people expect.
What's the income limit in Arizona?
Varies by county and household size. Maricopa County is around $119,850 for a 1–4 person household in 2026. Smaller counties have lower caps.
Can I use USDA for a second home or investment?
No — primary residence only. USDA is strictly for the home you'll live in.
How is USDA different from FHA?
USDA is stricter on income and location, but $0 down (vs FHA's 3.5%) and lower mortgage insurance. FHA has no income cap; USDA does.
Can I refinance into USDA?
Yes — USDA-to-USDA streamline refinances are available with minimal documentation. Conventional-to-USDA is also possible if the property and income qualify.
Are seller credits allowed?
Yes — USDA allows seller credits up to 6% of the purchase price to cover closing costs. Often eliminates out-of-pocket cash entirely.
· Questions left?

Ask me directly.

Four quick taps tell me where you are — or skip the form and just call, text, or email. No follow-up sequence either way. About USDA loans, or anything else.

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