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Colfax sits in one of California's USDA-eligible zones. Most properties outside the I-80 corridor qualify. The entire town east of Canyon Way typically meets rural designation requirements.
Zero down payment matters more in mountain towns where cash reserves get depleted fast. Buyers avoid draining savings that should cover septic repairs and snow removal equipment.
USDA Loans in Colfax
Income limits reset annually for Placer County. As of February 2026, a family of four can't exceed roughly $110,400 in annual income. Single buyers face lower thresholds around $77,280.
Credit minimums sit at 640 for most lenders we work with. You need two years of stable employment and a debt-to-income ratio below 41% including the new mortgage payment.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Colfax.
Colfax sits in one of California's USDA-eligible zones. Most properties outside the I-80 corridor qualify. The entire town east of Canyon Way typically meets rural designation requirements.
Zero down payment matters more in mountain towns where cash reserves get depleted fast. Buyers avoid draining savings that should cover septic repairs and snow removal equipment.
Income limits reset annually for Placer County. As of February 2026, a family of four can't exceed roughly $110,400 in annual income. Single buyers face lower thresholds around $77,280.
Not every lender touches USDA files. We work with 14 wholesale lenders who process these loans regularly. Turn times run 30-45 days versus 21 days for conventional financing.
The government guarantee fee adds 1% upfront and 0.35% annually. Those costs get baked into your loan amount and monthly payment. Rates vary by borrower profile and market conditions.
Half the Colfax deals we see could use USDA but buyers don't know they qualify. Techs working remotely from Sacramento fall under income limits despite good salaries. Their W-2s look perfect for this program.
The Chicago Fed expects rate cuts later this year but nothing immediate. That timing favors USDA buyers who lock rates 60 days out while sellers negotiate through spring inventory.
FHA requires 3.5% down and works in town limits where USDA doesn't. VA offers zero down for veterans anywhere. Conventional needs 5-20% down but skips income caps and rural restrictions.
USDA wins when you need zero down outside VA eligibility. You trade longer processing for lower upfront costs. Income limits disqualify high earners who fit other programs better.
Colfax properties on well and septic need special attention. USDA appraisers flag water quality and drainage issues that kill deals. Get well tests done before you write offers.
Rural appraisals take longer when comps sit five miles apart. Expect 3-4 weeks for reports versus 10 days in Roseville. Snow season adds delays when appraisers can't access roads.
Most areas east of Canyon Way qualify. Properties inside core town limits along I-80 typically don't meet rural designation requirements.
All household income from adults living in the home counts. W-2 wages, 1099 income, rental income, and child support all factor into qualification calculations.
Yes, but the land must be residential use only. Working ranches or commercial agriculture operations don't qualify under USDA single-family programs.
Expect 30-45 days from application to clear-to-close. Rural appraisals and well testing add two weeks versus suburban conventional loans.
Upfront fees run higher with 1% guarantee cost. Monthly costs depend on credit and rates which vary by borrower profile and market conditions.