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USDA Loans in Long Beach
Long Beach proper doesn't qualify for USDA financing—it's too urban. But buyers looking at northeastern Los Angeles County can still use this zero-down program in eligible areas.
Most USDA-eligible zones sit in the Antelope Valley and eastern LA County communities. You're looking at Palmdale, Lancaster, and parts of the Santa Clarita Valley where population density drops.
You need stable income below USDA limits for Los Angeles County—currently around $110,000 for a family of four. Credit score minimums typically land at 640, though we can work with lower scores through manual underwriting.
The home must be your primary residence in an approved rural area. No investment properties. No second homes. Sellers can contribute up to 6% toward closing costs, which helps when cash is tight.
Not every lender touches USDA loans—processing takes longer and the guarantee fee structure differs from FHA. We work with 15-20 wholesale lenders who actively fund USDA deals in Los Angeles County.
Rate shopping matters here because USDA doesn't set rates. Lenders price these loans independently. We've seen rate spreads of 0.5% between lenders on identical borrower profiles.
USDA works best when you're choosing between Palmdale at $450k and Long Beach at $700k. That price difference funds a lot of gas money for commuting. Most of our USDA buyers work remotely or commute to aerospace jobs in the valley.
The upfront guarantee fee—currently 1% of the loan amount—gets rolled into your loan. Monthly guarantee fee runs 0.35% annually. Still cheaper than PMI on a conventional 3% down loan when you factor in the higher loan amount.
FHA requires 3.5% down but works anywhere in Long Beach. VA beats USDA if you're military-eligible—no funding fee on disability ratings. Conventional 3% down programs offer faster closing but require PMI until 20% equity.
USDA shines when you're stretching to buy and willing to live farther out. Zero down payment preserves cash for furniture, repairs, and emergency reserves that new homeowners actually need.
Los Angeles County income limits get reviewed annually. A household making $115k might not qualify next year if limits drop. Lock your eligibility before limits change if you're close to the cap.
Property types matter—USDA doesn't finance condos in most cases. You're buying single-family detached homes or approved townhomes. Appraisals check for basic functionality like working HVAC and a sound roof, similar to FHA standards.
No. Long Beach proper doesn't qualify—too dense. USDA works in northeastern LA County areas like Palmdale and Lancaster where population density drops below program limits.
Limits vary by household size, currently around $110,000 for four people. Limits adjust annually based on county median income, so check current caps before application.
Expect 35-45 days from application to closing. USDA adds a government review step that FHA and conventional loans skip, which extends timeline versus other programs.
Rarely. USDA primarily finances single-family detached homes. Some attached townhomes qualify if they meet ownership and structural requirements, but traditional condos typically don't work.
640 gets you automated underwriting approval. Below that, manual underwriting is possible with strong compensating factors like low debt ratios or significant cash reserves.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.