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in Glendale, CA
Glendale sits squarely in urban Los Angeles County, which creates a critical problem for USDA eligibility. These loans require USDA-designated rural or suburban zones, and Glendale doesn't qualify.
FHA loans work anywhere in the city with just 3.5% down and credit scores as low as 580. For most Glendale buyers, FHA is your only government-backed option unless you're shopping in approved pockets of LA County.
FHA requires 3.5% down with a 580 credit score or 10% down if you're between 500-579. You'll pay 1.75% upfront mortgage insurance plus 0.55%-0.85% annual premiums that stick around for the loan's life on most purchases.
Debt-to-income can stretch to 50% with strong compensating factors. Sellers can contribute up to 6% toward your closing costs, which matters in Glendale's competitive pricing environment.
USDA offers zero down payment for homes in eligible rural and suburban areas. You'll pay 1% upfront guarantee fee and 0.35% annual fee, both lower than FHA's insurance costs.
Income limits apply based on household size and county medians. Glendale itself doesn't qualify, but some LA County areas do—you'll need to verify property location through USDA's eligibility map before shopping.
Location kills most Glendale USDA applications outright. FHA works on any property type the city offers—condos, single-family, townhomes—while USDA demands rural designation you won't find in central Glendale.
Down payment separates them for buyers who do find USDA-eligible LA County properties. USDA's zero down beats FHA's 3.5%, but FHA's higher debt tolerance and no income caps make it accessible to more borrowers regardless of earnings.
Choose FHA if you're buying in Glendale proper or need flexible credit and income standards. It's the government program that actually serves this market without location restrictions.
USDA only makes sense if you're willing to shop outside Glendale in qualifying LA County zones and your household income falls below USDA limits. Check the eligibility map before you waste time—most urban LA County fails the rural test.
No. Glendale is too urban for USDA designation. You'd need to shop USDA-eligible areas elsewhere in LA County, which limits inventory significantly.
USDA charges 1% upfront and 0.35% annual fees. FHA hits you with 1.75% upfront and 0.55%-0.85% annually, making USDA cheaper if you qualify geographically.
FHA officially goes to 500 with 10% down, 580 with 3.5% down. USDA typically wants 640 minimum, though some lenders accept lower with manual underwriting.
Only USDA caps income based on area median and household size. FHA has no income ceiling, just debt-to-income ratio requirements up to 50%.
Yes. FHA allows 6% seller concessions. USDA permits 6% as well, but since you're putting zero down, that assistance covers more of your out-of-pocket needs.