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Temple City sits within Los Angeles County, where USDA eligibility depends on specific census tracts. Most of Temple City proper doesn't qualify as a USDA-eligible area.
The USDA program targets rural and suburban development zones. In dense LA County, pockets of eligibility exist in outlying areas, but traditional suburbs like Temple City typically fall outside those boundaries.
If you're set on Temple City specifically, FHA loans offer a similar low down payment path with a 3.5% minimum. For buyers who can shop slightly farther out, USDA-eligible zones appear in parts of northern and eastern LA County.
USDA Loans in Temple City
USDA loans require household income below 115% of area median income. For LA County, that means most families earning under $130,000 annually can qualify, though exact limits shift by household size.
You need a 640 credit score minimum at most lenders. The property must be your primary residence, and you can't own other suitable housing.
No down payment required, but you'll pay a 1% upfront guarantee fee and 0.35% annual fee. Those costs are lower than FHA's mortgage insurance, making USDA cheaper long-term if you qualify.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Temple City.
Temple City sits within Los Angeles County, where USDA eligibility depends on specific census tracts. Most of Temple City proper doesn't qualify as a USDA-eligible area.
The USDA program targets rural and suburban development zones. In dense LA County, pockets of eligibility exist in outlying areas, but traditional suburbs like Temple City typically fall outside those boundaries.
If you're set on Temple City specifically, FHA loans offer a similar low down payment path with a 3.5% minimum. For buyers who can shop slightly farther out, USDA-eligible zones appear in parts of northern and eastern LA County.
Not all lenders handle USDA loans. Banks that focus on conventional mortgages often skip the program entirely because USDA files require extra documentation and longer processing.
Credit unions and community banks in LA County sometimes offer USDA, but their rates aren't always competitive. Wholesale lenders accessed through brokers often beat retail bank pricing by 0.25% to 0.50%.
Processing takes 30 to 45 days on average. USDA reviews every file twice, once by the lender and once by the Rural Development office. That timeline matters in competitive markets where sellers prefer faster conventional or FHA offers.
I run USDA eligibility checks before buyers fall in love with a property. The address determines everything, and finding out a home doesn't qualify after you're under contract kills deals.
Temple City buyers often pivot to FHA or conventional 3% down loans. The payment difference between 0% down USDA and 3% down conventional is usually $150 to $200 monthly on a $600,000 home, less than most people expect.
If you're flexible on location, I check USDA maps for nearby cities. Parts of Azusa, Glendora, and other San Gabriel Valley edges sometimes qualify. You get the zero down benefit without moving an hour away.
FHA requires 3.5% down but works anywhere in Temple City. On a $650,000 home, that's $22,750 down versus $0 for USDA, but FHA closes faster and sellers accept those offers more readily.
VA loans beat USDA for veterans, offering zero down with no income limits and lower funding fees. If you qualify for VA, use it instead.
Conventional 3% down programs don't have income caps or location restrictions. You'll pay more upfront but shed mortgage insurance faster once you hit 20% equity.
Temple City's housing stock skews older, with many homes built in the 1950s through 1970s. USDA appraisals flag deferred maintenance more aggressively than conventional appraisals, requiring repairs before closing.
Property values in Temple City typically start around $650,000 for single-family homes. USDA county loan limits for LA County reach $832,750, so most properties fall within program bounds if they're in eligible zones.
Competition here favors cash and conventional buyers. Sellers see USDA as the slowest, most uncertain option. If you're using USDA in a rare eligible pocket, consider offering above ask or shortening contingency periods to stay competitive.
Most of Temple City does not qualify as a USDA-eligible area. The program targets rural zones, and Temple City's suburban density disqualifies it from the rural designation.
Household income must stay below approximately $130,000 annually for most family sizes. Exact limits adjust based on household size and shift yearly with area median income changes.
Plan for 30 to 45 days from application to closing. USDA requires dual underwriting by both your lender and the Rural Development office, adding time versus conventional loans.
USDA rarely approves condos because the program focuses on single-family homes in eligible rural areas. Temple City condos face both location and property type restrictions.
Most lenders require 640 minimum. Some portfolio lenders go to 620, but you'll face higher rates and fewer loan options below 640.
USDA rates typically match or beat FHA rates by 0.125% to 0.25%. Long-term, USDA's lower mortgage insurance makes it cheaper if you qualify for both programs.