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Most of Orinda doesn't qualify for USDA financing. The program targets rural and suburban areas, but Orinda's proximity to Oakland and its developed nature disqualify much of the city.
Check the USDA eligibility map before you get excited. Pockets near city borders sometimes qualify, but we see fewer than five USDA deals per year here. Most buyers need conventional or FHA instead.
USDA Loans in Orinda
You need income below USDA limits for Contra Costa County. For a family of four, that's roughly $111,000 annually. The property must be your primary residence and meet USDA property standards.
Credit scores down to 640 work with most lenders, though 680 gets better pricing. No down payment required if you qualify. Debt-to-income ratios can stretch to 45% with strong compensating factors.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Orinda.
Most of Orinda doesn't qualify for USDA financing. The program targets rural and suburban areas, but Orinda's proximity to Oakland and its developed nature disqualify much of the city.
Check the USDA eligibility map before you get excited. Pockets near city borders sometimes qualify, but we see fewer than five USDA deals per year here. Most buyers need conventional or FHA instead.
You need income below USDA limits for Contra Costa County. For a family of four, that's roughly $111,000 annually. The property must be your primary residence and meet USDA property standards.
Not every lender does USDA loans. We work with about 15 lenders in our network who handle them, but turn times run longer than conventional financing. Expect 35-45 days to close.
The USDA charges an upfront guarantee fee of 1% and an annual fee of 0.35%. These costs get rolled into your loan. Sellers can contribute up to 6% toward closing costs, which helps offset fees.
We verify USDA eligibility before you make an offer. Nothing kills a deal faster than finding out after inspection that the property doesn't qualify. Run the address first, always.
If you're looking at properties near Orinda that might qualify, also explore FHA loans as backup. Three and a half percent down beats zero down if the property won't pass USDA eligibility.
FHA requires just 3.5% down and works anywhere in Orinda. For a $900,000 home, that's $31,500 versus zero. But FHA mortgage insurance costs more long-term than USDA fees on equivalent loans.
VA loans also offer zero down without income limits if you're a veteran. That's the better zero-down option for most Orinda buyers since eligibility doesn't depend on property location.
Orinda's median prices typically run $1.2 million to $1.5 million. USDA loan limits top out around $726,200 for Contra Costa County. You're pricing out of USDA range on most properties here.
Properties that might qualify sit on larger lots near unincorporated areas. Think east Orinda near Tilden Park borders. Even then, lot size alone doesn't guarantee eligibility. Population density matters more.
No. Most of Orinda is too developed and populous for USDA eligibility. Check the USDA property eligibility map before house hunting.
Income limits vary by household size. A four-person household maxes out around $111,000 annually. Limits adjust based on family size and local median income.
FHA requires 3.5% down but works anywhere in the city. USDA offers zero down but limited property eligibility makes FHA the practical choice for most buyers here.
Yes. Plan for 35-45 days versus 25-30 for conventional. Fewer lenders process USDA loans and rural development approval adds time.
USDA charges a 1% upfront guarantee fee and 0.35% annual fee. Both typically get rolled into your loan amount rather than paid at closing.