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in Bradbury, CA
Bradbury sits in an unusual zone for government loans. FHA works anywhere, while USDA eligibility depends on rural designation—and many LA County pockets still qualify.
Both programs offer lower barriers than conventional mortgages. The right choice hinges on location eligibility, down payment savings, and income limits.
FHA loans need just 3.5% down with credit scores as low as 580. You'll pay mortgage insurance for the loan's life if you put down less than 10%, which affects monthly costs.
These loans have no income caps or location restrictions. They work for any property type that meets FHA standards, making them the default government option in most areas.
USDA loans require zero down payment but only work in designated rural areas. Bradbury's eligibility varies by exact address—some streets qualify, others don't.
You must earn below 115% of area median income to qualify. USDA charges a guarantee fee instead of PMI, and it's cheaper than FHA insurance in most cases.
Down payment separates these programs most clearly. FHA needs 3.5% while USDA needs nothing—but USDA's location and income rules knock out most Bradbury buyers.
Credit flexibility tilts toward FHA, which approves scores in the 580s consistently. USDA typically wants 640 minimum despite no official floor. Mortgage insurance costs less with USDA, but FHA has no income cap.
Check USDA eligibility first using the USDA property map. If your Bradbury address qualifies and you're under income limits, USDA saves you the down payment and lowers monthly insurance.
If you don't qualify for USDA or need faster closing, FHA is your move. It works on any property and most lenders process FHA faster than USDA, which involves rural development office approval.
Parts of Bradbury may qualify as some LA County areas still meet USDA rural designation. Check the USDA eligibility map with your exact address before applying.
USDA typically costs less monthly due to lower guarantee fees versus FHA mortgage insurance. But this assumes you qualify for USDA's income and location requirements.
Yes, FHA has no location or income limits. It's the backup when USDA eligibility falls through or you need faster processing.
FHA officially accepts 580 credit scores with 3.5% down. USDA has no minimum but lenders typically require 640 in practice.
USDA caps income at 115% of area median. In LA County that's roughly $120,000 for a household, but exact limits vary by household size.