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Westmorland sits in Imperial County's agricultural heartland, where USDA-eligible properties start around $200,000. At 6.125%, a zero-down purchase on a $200,000 home runs $1,215 monthly for principal and interest alone.
The county's median household income of $56,393 stretches further here than in coastal California. USDA financing removes the down-payment barrier entirely, letting families build equity from day one instead of saving for years.
6.125%
Interest Rate
$1,215
Monthly P&I
740
FICO Minimum
$0
Down Payment
None
Mortgage Insurance
USDA Loans in Westmorland
USDA loans require 740 FICO or higher and zero down payment. The property must sit in a USDA-eligible rural area—Westmorland qualifies.
At the county's median household income of $56,393, a family qualifies comfortably for a $200,000 USDA loan. Debt-to-income limits run 41% to 50% depending on compensating factors.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Westmorland.
Westmorland sits in Imperial County's agricultural heartland, where USDA-eligible properties start around $200,000. At 6.125%, a zero-down purchase on a $200,000 home runs $1,215 monthly for principal and interest alone.
The county's median household income of $56,393 stretches further here than in coastal California. USDA financing removes the down-payment barrier entirely, letting families build equity from day one instead of saving for years.
USDA loans require 740 FICO or higher and zero down payment. The property must sit in a USDA-eligible rural area—Westmorland qualifies.
USDA loans move through both retail banks and mortgage brokers in California. Retail lenders like Bank of America and Wells Fargo offer them, but brokers often find better pricing by shopping multiple wholesale lenders.
Closing timelines run 30 to 45 days for USDA loans. The USDA guarantee certificate takes time to issue, but the process is straightforward once your property qualifies.
USDA financing makes sense in Westmorland when your income falls under $64,852 and you lack down-payment savings. The zero-down structure is the real win—you're not waiting five years to save 5%.
USDA doesn't work if your household income exceeds 115% of area median or if the property sits outside USDA-eligible boundaries. Verify property eligibility before you fall in love with a home.
FHA loans also allow low down payments in Westmorland, but they carry mortgage insurance for life if you put down less than 10%. USDA has no mortgage insurance at all. On a $200,000 loan, FHA's lifetime MIP costs thousands more than USDA's zero insurance.
The tradeoff: FHA has no income limit, so higher earners qualify there. USDA caps income at 115% of area median. If you're under that cap and want zero down, USDA wins on cost. If you're above it, FHA is your only low-down option.
Westmorland's agricultural economy anchors Imperial County's identity. USDA loans were designed for rural communities like this one, where farming and agribusiness drive local employment.
The county's median household income of $56,393 reflects the reality of agricultural work. USDA's income limits are set with rural economies in mind, making qualification realistic for working families here rather than impossible.
Yes. USDA loans require zero down payment. You need 740 FICO, household income under $64,852 (115% of area median), and the property must be in a USDA-eligible area. Westmorland qualifies.
At 6.125% interest, principal and interest run $1,215 monthly on a $200,000 loan. That's 0.429 discount points ($858 upfront). Add property taxes, insurance, and the annual USDA fee (0.35% of loan balance) for your total payment.
No. USDA loans have no mortgage insurance. You pay an upfront fee (1% of loan amount) and an annual fee (0.35% of balance), but no PMI. That saves thousands compared to FHA over the life of the loan.
Your household income must not exceed 115% of the area median, which is roughly $64,852 for a family of four. The county's median household income is $56,393, so most working families here qualify.
USDA loans typically close in 30 to 45 days. The USDA guarantee certificate takes time to issue, but the process is straightforward once your property is verified as USDA-eligible.