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Fresno County's $5.06 million NEO jobs program expansion signals real employment growth in the region. At 6.125%, a $200,000 USDA purchase in Clovis runs $1,215 monthly for principal and interest alone.
Downtown Fresno's $100 million state infrastructure investment reaches into surrounding communities like Clovis. Zero-down USDA financing lets buyers move now without saving years for a down payment.
6.125%
Interest Rate
$1,215
Monthly P&I
$200,000
Loan Amount
640
Min. FICO
$0
Down Payment
USDA Loans in Clovis
USDA loans require a 640 FICO minimum, though 680+ gets better pricing. You need zero down — that's the whole point. Your household income must stay below 115% of Fresno County's median ($71,434), which caps you around $82,149 annually.
The property must sit in a USDA-eligible rural area. Clovis qualifies. You'll pay a 1% upfront guarantee fee plus 0.35% annually on the loan balance. No down payment means no PMI, but the annual fee replaces it.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Clovis.
Fresno County's $5.06 million NEO jobs program expansion signals real employment growth in the region. At 6.125%, a $200,000 USDA purchase in Clovis runs $1,215 monthly for principal and interest alone.
Downtown Fresno's $100 million state infrastructure investment reaches into surrounding communities like Clovis. Zero-down USDA financing lets buyers move now without saving years for a down payment.
USDA loans require a 640 FICO minimum, though 680+ gets better pricing. You need zero down — that's the whole point. Your household income must stay below 115% of Fresno County's median ($71,434), which caps you around $82,149 annually.
USDA loans are government-backed but sold through brokers and retail lenders. The program has strict income limits and property eligibility rules that lenders must verify.
California brokers handle USDA loans routinely, but not all lenders offer them. Rates are competitive with FHA but without the lifetime mortgage insurance. The annual fee structure means your payment stays flat — no insurance cancellation at any LTV milestone.
USDA makes sense in Clovis when your household income sits between $50,000 and $82,000. Below that, you qualify but may struggle with debt-to-income ratios. Above $82,149, you're ineligible — conventional or FHA become your only paths.
The zero-down structure wins for first-time buyers who can't save 20% but have solid credit. At $200,000, you avoid PMI entirely and keep monthly costs low. If you're above the income cap, USDA isn't an option no matter how attractive the rate looks.
FHA loans also work in Clovis with 3.5% down and lower credit requirements. FHA rates typically run slightly lower than USDA, but FHA carries lifetime mortgage insurance if you put down less than 10%. USDA has no PMI at all — just the annual fee.
The real difference: FHA has no income limit, so higher earners can use it. USDA caps you at $82,149 household income. If you're below that and have 640+ FICO, USDA's zero-down structure usually beats FHA's 3.5% down plus insurance cost over time.
Horn Barbecue just opened at Granite Park near Cedar and Dakota avenues, signaling restaurant investment in Fresno's dining scene. That kind of commercial activity supports property values for homebuyers in nearby Clovis.
The Rogue Performance Festival runs through March 2026 in Fresno's Tower District with 45 performing groups. Cultural events like this make the region attractive to families and young professionals.
No — USDA loans require zero down payment. You borrow 100% of the purchase price. Instead of PMI, you pay a 1% upfront fee and 0.35% annually on the loan balance.
At 6.125% / 6.182% APR on a $200,000 purchase, principal and interest runs $1,215 monthly. That's on a 30-year fixed with 740 FICO, 0.429 discount points ($858 upfront), 30-day lock as of April 8, 2026.
Your household income must stay below 115% of Fresno County's median ($71,434), which caps you at $82,149 annually. That's a hard limit — no exceptions. If you exceed it, you're ineligible for USDA.
No PMI. USDA replaces it with a 1% upfront guarantee fee and 0.35% annual fee on the loan balance. The annual fee never cancels, but it's typically lower than FHA's lifetime insurance cost.
Only in USDA-eligible rural areas. Clovis qualifies, but your specific property address must fall within USDA boundaries. Your lender verifies this during underwriting — it's non-negotiable.