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in La Puente, CA
La Puente buyers with tight savings can choose between FHA and USDA loans. FHA requires 3.5% down and a 580+ FICO score. USDA offers zero down for eligible rural properties, subject to income limits tied to household size.
The 2026 FHA loan limit in Los Angeles County is $1,249,125. Both programs work when your savings are limited and your credit is solid. USDA has no published loan-amount cap.
FHA at 5.875% interest works when you have modest savings and a FICO above 580. The monthly payment on a $750,000 loan is $4,437 principal and interest.
Mortgage insurance (MIP) runs for life if you put down less than 10%. FHA's upfront MIP is 1.75% of the loan amount. At 10% down or more, MIP cancels after 11 years.
USDA loans offer zero down for properties in USDA-eligible rural areas. Eligibility hinges on household income set per family size by USDA. No mortgage insurance applies to USDA loans.
USDA charges an upfront fee of 1% and an annual fee of 0.35% of the loan balance. The annual fee stays on the loan for its full term. Interest rates vary by lender and credit profile.
FHA lets you borrow up to the county limit with just 3.5% down and a 580+ FICO. USDA requires zero down but locks you into USDA-eligible rural properties. If your household income exceeds USDA's cap, FHA is your only path.
FHA charges upfront MIP (1.75%) and ongoing MIP if you put down less than 10%. USDA charges upfront and annual fees instead of mortgage insurance. The payment difference depends on your loan size and loan term.
Choose FHA if your household income exceeds USDA's threshold for your family size. FHA has no income cap and works in any La Puente neighborhood. You'll put down 3.5% and carry MIP.
Choose USDA if your household income qualifies and your target property sits in a USDA-eligible area. Zero down means keeping your savings intact. The annual fee is lower than FHA's MIP over time.
No. FHA requires only 3.5% down with a 580+ FICO score. MIP applies if you put down less than 10%. At 10% down or more, MIP cancels after 11 years.
$4,437 principal and interest on a 740 FICO, 96.5% LTV scenario priced June 14, 2026. Add property taxes, insurance, and MIP to get your full payment.
No. USDA caps household income at the area-specific threshold for this county, scaled by family size. If you exceed that cap, FHA is your alternative.
No. USDA has no published loan-amount cap. Your loan size depends on the property value and your income qualification. The property must be in a USDA-eligible rural area.
It depends on your down payment and loan size. FHA's upfront MIP (1.75%) plus ongoing MIP can exceed USDA's 1% upfront plus 0.35% annual fee on larger loans. Run both scenarios with your lender.