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Coalinga sits in exactly the kind of area USDA loans were designed for. Most properties here qualify based on population density and location criteria.
This program eliminates the biggest barrier to homeownership: the down payment. You can finance 100% of the purchase price if you meet income limits.
USDA Loans in Coalinga
USDA sets income caps based on county median income. For Fresno County, most households earning under $103,500 qualify, though limits adjust for family size.
You need a 640 credit score minimum with most lenders. Property must be your primary residence, and you cannot own other suitable housing.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Coalinga.
Coalinga sits in exactly the kind of area USDA loans were designed for. Most properties here qualify based on population density and location criteria.
This program eliminates the biggest barrier to homeownership: the down payment. You can finance 100% of the purchase price if you meet income limits.
USDA sets income caps based on county median income. For Fresno County, most households earning under $103,500 qualify, though limits adjust for family size.
Not every lender handles USDA loans because they require specialized underwriting knowledge. We work with wholesale partners who process these daily.
USDA guarantees the loan, not your lender. Processing takes 30-45 days typically, longer than conventional loans but worth the wait for zero down.
Most Coalinga buyers assume they need 20% down. When they learn USDA offers zero down with better rates than FHA, it changes their timeline completely.
The guarantee fee is 1% upfront plus 0.35% annually. That costs less than FHA mortgage insurance and drops off after the loan balance hits 80% of original value.
FHA loans require 3.5% down plus higher mortgage insurance. VA loans offer zero down but only for military members. USDA splits the difference for rural buyers.
Conventional loans need 3-5% down minimum. If you have that saved, conventional might cost less monthly. But USDA lets you buy now instead of saving for years.
Coalinga's rural designation makes nearly every residential property eligible. The USDA map shows city limits and surrounding areas all qualify.
Properties need to meet basic safety standards. Septic systems and well water are fine, but the home cannot need major structural repairs at closing.
Fresno County sets limits around $103,500 for most households, adjusted higher for families over four people. Income includes all working adults in the household.
Plan for 30-45 days from application to closing. USDA adds a review step that conventional loans skip, but the zero down payment justifies the wait.
Yes, if the home meets HUD code and sits on a permanent foundation you own. The land must be part of the purchase, not a separate lease.
Nearly all residential properties qualify. Check the USDA eligibility map online or ask us to verify a specific address before making an offer.
Most lenders want 640 minimum. Some accept 620 with compensating factors like stable employment or low debt ratios.