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in Clovis, CA
Both FHA and USDA loans offer government backing for Clovis buyers who don't have 20% down. The main split: FHA requires 3.5% down and works anywhere in Fresno County, while USDA offers zero down but only in eligible zones.
Most buyers pick wrong because they assume USDA always wins with no down payment. Income limits and property location kill more USDA deals in Clovis than credit scores ever do.
FHA loans let you buy with 3.5% down if your credit hits 580. You'll pay mortgage insurance for the life of the loan unless you put down 10% or more, then it drops off after 11 years.
These loans work on any property type in Clovis—single-family, condos, even fixer-uppers through the 203(k) program. No income caps, so high earners who lack down payment savings still qualify.
USDA loans require zero down payment but come with tight rules. Your income can't exceed 115% of Fresno County's median, and the property must sit in a USDA-eligible zone—not all of Clovis qualifies.
Credit requirements typically bottom out around 640 for most lenders. You'll pay an upfront guarantee fee plus annual insurance, but both cost less than FHA's mortgage insurance premiums.
Local decision guide
Use this comparison to weigh FHA Loans and USDA Loans through local payment fit, eligibility, documentation, and timing before choosing a path in Clovis.
Both FHA and USDA loans offer government backing for Clovis buyers who don't have 20% down. The main split: FHA requires 3.5% down and works anywhere in Fresno County, while USDA offers zero down but only in eligible zones.
Most buyers pick wrong because they assume USDA always wins with no down payment. Income limits and property location kill more USDA deals in Clovis than credit scores ever do.
FHA loans let you buy with 3.5% down if your credit hits 580. You'll pay mortgage insurance for the life of the loan unless you put down 10% or more, then it drops off after 11 years.
Down payment separates these loans first—3.5% versus zero. But USDA's location and income restrictions eliminate more Clovis buyers than the down payment helps.
Mortgage insurance costs less with USDA, and you can finance the upfront fee into the loan. FHA charges higher premiums but accepts lower credit scores and doesn't care what you earn or where you buy in Fresno County.
Pick USDA if you're buying in an eligible Clovis zone, your household income falls under county limits, and you have zero down payment savings. Check USDA's eligibility map before you fall in love with a property.
Choose FHA if you earn too much for USDA, need to buy in central Clovis where USDA doesn't cover, or your credit sits below 640. The 3.5% down payment is easier to save than most buyers think—on a $400K home, that's $14K versus $0 down but potentially losing the house you want.
No. USDA designates eligible zones based on population density. Central Clovis typically doesn't qualify, but areas on the city's edges often do.
USDA costs less—0.35% annual versus FHA's 0.55-0.85% depending on down payment. USDA's upfront fee is 1% versus FHA's 1.75%.
No. Both FHA and USDA require you to occupy the home as your primary residence within 60 days of closing.
Income caps adjust yearly. For 2026, check USDA's income eligibility tool using Fresno County—limits vary by household size.
FHA typically closes quicker. USDA adds processing time for income verification and property eligibility checks through the rural development office.