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Bishop sits in Inyo County — a qualifying USDA rural area. That means zero down financing is on the table for eligible buyers.
Most lenders won't bring this up. We shop 200+ wholesale lenders and know which ones actually fund USDA loans in rural California.
0%
Down Payment
640
Min Credit Score
1.00%
Upfront Guarantee Fee
0.35%
Annual Fee
6%
Max Seller Concessions
45-60 days
Typical Close Time
USDA Loans in Bishop
USDA has two hard requirements: income limits and property location. Bishop checks the location box. Income limits vary by household size.
You'll need a 640 credit score for automated underwriting. Below that, manual underwriting is possible but harder to get approved.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Bishop.
Bishop sits in Inyo County — a qualifying USDA rural area. That means zero down financing is on the table for eligible buyers.
Most lenders won't bring this up. We shop 200+ wholesale lenders and know which ones actually fund USDA loans in rural California.
USDA has two hard requirements: income limits and property location. Bishop checks the location box. Income limits vary by household size.
USDA loans are federally guaranteed but funded through approved lenders. Not every lender bothers with the USDA process — it's slower than conventional.
We have access to wholesale lenders who specialize in USDA. That matters when you're buying in a rural market like Bishop.
The USDA guarantee fee works like mortgage insurance. There's an upfront fee of 1% of the loan amount, plus an annual fee of 0.35%.
Even with those fees, USDA often beats FHA on monthly cost. Run the numbers before defaulting to FHA just because it's familiar.
FHA requires 3.5% down and charges 0.55% annual MIP. USDA is zero down with lower ongoing fees — if you qualify on income and location.
VA beats both if you have military service. No down payment, no monthly insurance at all. For civilians in Bishop, USDA is the next best thing.
Bishop is a small mountain town near the Nevada border. The surrounding area is sparse enough that USDA eligibility holds across most of Inyo County.
Properties here can include manufactured homes and rural parcels. USDA has specific property standards — the home must be modest, move-in ready, and structurally sound.
Yes. Bishop and most of Inyo County meet USDA rural area criteria. Eligibility is confirmed at the property level during the application.
Limits vary by household size and are updated annually by USDA. A broker can check your specific household against current Inyo County limits.
Possibly. USDA allows certain manufactured homes but they must meet specific condition and title requirements. Ask us before assuming it qualifies.
Budget 45-60 days. USDA requires an extra review step through the Rural Development office, which adds time compared to FHA or conventional.
USDA wins on monthly cost if you qualify — zero down and lower fees than FHA. The catch is stricter income limits and longer closing timelines.
No. USDA is strictly for primary residences. If you're buying a Bishop property as a second home or rental, you'll need a different loan type.