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Livingston is USDA-eligible. That matters more than most buyers realize.
Zero down means you keep cash for reserves, repairs, and closing costs. That's a real advantage in a market where every dollar counts.
0%
Down Payment
620 typical
Min Credit Score
Fixed 30-year
Rate Type
1% guarantee fee
Upfront Fee
0.35% of loan
Annual Fee
USDA Loans in Livingston
USDA loans have two hard requirements: location eligibility and income limits. Livingston checks the location box.
Income limits vary by household size. You can't earn too much — this program targets low-to-moderate income buyers. Check current limits before you assume you qualify.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Livingston.
Livingston is USDA-eligible. That matters more than most buyers realize.
Zero down means you keep cash for reserves, repairs, and closing costs. That's a real advantage in a market where every dollar counts.
USDA loans have two hard requirements: location eligibility and income limits. Livingston checks the location box.
Not every lender offers USDA loans. Many banks don't bother — volume is too low for them.
Wholesale lenders are where USDA programs actually live. We work with 200+ of them. That means real options, not just whatever one bank has on the shelf.
USDA has two fee structures: an upfront guarantee fee and an annual fee. Both are lower than FHA mortgage insurance. That gap adds up over time.
Sellers can pay closing costs on USDA loans. In a slower market, that's a negotiating tool most buyers don't use. We push for it on every USDA deal we work.
FHA needs 3.5% down. Conventional needs 3-20%. USDA needs nothing. For buyers without a big cash reserve, that gap is decisive.
VA beats USDA if you have eligibility — no fees, no income cap. But most buyers in Livingston aren't veterans. USDA is the next best zero-down option.
Merced County has agricultural roots and a working-class housing base. Home prices here are lower than coastal California — which plays in your favor with USDA income limits.
Livingston's economy ties heavily to food processing and ag work. Seasonal or variable income borrowers may need extra documentation. We know how to structure those files.
Yes. Livingston falls within USDA-designated rural areas in Merced County. Confirm your specific address on the USDA eligibility map before applying.
Limits vary by household size and are updated annually by USDA. Check the current figures directly — they shift and assumptions get buyers in trouble.
Sometimes. USDA has strict requirements for manufactured homes — permanent foundation, specific build standards. Not every lender will approve them.
Longer than conventional. USDA requires a second approval from the agency itself. Budget extra time — 30 to 45 days is a realistic close timeline.
Possibly. USDA allows manual underwriting for borrowers with limited or imperfect credit. The file needs to show compensating factors and stable recent history.
Yes, up to the appraised value. You can also finance the upfront guarantee fee into the loan, so out-of-pocket costs stay low.