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in Huron, CA
Huron sits in prime USDA territory, which changes the math on government loans. Most buyers here qualify for both FHA and USDA programs, but the better choice depends on your down payment savings.
FHA works anywhere in Fresno County with just 3.5% down. USDA requires zero down but comes with stricter income caps and property location rules that affect which Huron homes qualify.
FHA loans require 3.5% down with a 580 credit score, or 10% down if your score sits between 500-579. You'll pay an upfront mortgage insurance premium of 1.75% plus annual premiums between 0.55%-0.80% of your loan amount.
This program works for any property type in Huron, from single-family homes to condos. Sellers can contribute up to 6% toward your closing costs, which helps offset the down payment requirement.
USDA loans eliminate the down payment entirely and charge lower mortgage insurance than FHA. You'll pay a 1% upfront guarantee fee plus 0.35% annually, saving roughly $40-60 monthly compared to FHA premiums on a $250,000 loan.
The catch: household income can't exceed 115% of the area median, and properties must fall within USDA-designated rural zones. Most of Huron qualifies, but you need to verify your specific address and total household income before assuming eligibility.
Down payment splits these programs cleanly. FHA needs 3.5% saved while USDA requires nothing upfront, which matters when you're stretching to buy in a cash-tight market.
Monthly costs favor USDA by $40-70 on typical Huron purchase prices due to cheaper mortgage insurance. But USDA processing adds 2-3 weeks to closing timelines, and you risk denial if your income creeps above the cap or the property falls outside eligible boundaries.
Choose USDA if you have zero down payment saved and your household income stays under the area limit. This program delivers lower monthly payments and eliminates the biggest barrier to homeownership in Huron.
Pick FHA when you need certainty. If your income might exceed USDA caps, you're buying outside eligible zones, or you need to close in 30 days, FHA removes the risk of last-minute denials. The higher monthly cost buys you flexibility and speed.
Most of Huron qualifies as USDA-eligible, but specific addresses need verification. We check eligibility before you make an offer to avoid surprises.
Limits change annually based on household size and location. We verify current caps during pre-approval to confirm you qualify before proceeding.
Only if you put down less than 10%. With 10% down, FHA removes insurance after 11 years instead of the loan's full term.
Both accept 580 credit scores. USDA examines credit history more closely, but the minimum scores match between programs.
FHA typically closes in 30-35 days. USDA adds 2-3 weeks due to additional property and income verifications required by the program.