Question 1

Can I use a USDA loan to buy a home in Atherton?

Accepted Answer

No. Atherton doesn't meet USDA rural eligibility requirements. The program is unavailable in this area regardless of your income or credit.

Question 2

What's the FHA loan limit in San Mateo County?

Accepted Answer

$1,209,750 for single-family homes as of 2026. Most Atherton properties exceed this limit, making FHA impractical here.

Question 3

Which loan has lower mortgage insurance costs?

Accepted Answer

USDA charges 0.35% annually versus FHA's 0.55%-0.80%. But USDA isn't available in Atherton, so the comparison doesn't apply locally.

Question 4

Do both programs allow low credit scores?

Accepted Answer

FHA accepts scores as low as 580 with 3.5% down. USDA typically requires 640 minimum, though it varies by lender.

Question 5

Are there income limits for FHA loans?

Accepted Answer

No. FHA has no income caps. USDA limits household income to 115% of area median, which excludes most Atherton buyers.

Question 6

Can I refinance with these programs?

Accepted Answer

Yes, FHA offers streamline refinances for existing FHA borrowers. USDA also has streamline options, but again, Atherton properties don't qualify.

FHA vs USDA Loans in Atherton: Which Government Program Works Here?