Loading
Loading
Pacifica sits in San Mateo County, where USDA eligibility is tricky. Most coastal areas don't qualify as rural. Check USDA's eligibility map before falling in love with a property.
The Fed expects rate cuts later in 2026, which could lower USDA loan costs. These loans already carry competitive rates compared to FHA and conventional options.
USDA Loans in Pacifica
USDA loans cap income at 115% of area median for San Mateo County. That's roughly $170,000 for a family of four. Most tech workers here won't qualify.
You need 640 credit minimum for automated underwriting. Lower scores require manual review. No down payment required, but you pay an upfront guarantee fee of 1% and annual fee of 0.35%.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Pacifica.
Pacifica sits in San Mateo County, where USDA eligibility is tricky. Most coastal areas don't qualify as rural. Check USDA's eligibility map before falling in love with a property.
The Fed expects rate cuts later in 2026, which could lower USDA loan costs. These loans already carry competitive rates compared to FHA and conventional options.
USDA loans cap income at 115% of area median for San Mateo County. That's roughly $170,000 for a family of four. Most tech workers here won't qualify.
Only USDA-approved lenders can write these loans. We work with 30+ lenders who handle USDA programs. Not every lender wants to deal with the paperwork.
Processing takes 45-60 days because USDA reviews every file. Sellers in competitive markets often reject USDA offers. Cash and conventional buyers move faster.
I've closed three USDA deals in San Mateo County in ten years. Most Pacifica zip codes don't qualify. The eligible pockets are small and sell fast.
If you're set on zero down, FHA requires just 3.5% and works anywhere. VA loans beat USDA for veterans. USDA only makes sense when location and income align perfectly.
FHA loans require 3.5% down but work in any neighborhood. VA loans offer zero down for veterans with no mortgage insurance. Conventional loans need 5% down but drop PMI faster.
USDA wins on rate and zero down, but only if the property qualifies. Most buyers here need a backup plan.
San Mateo County is expensive and mostly ineligible for USDA. The rural designation doesn't match reality here. Check the USDA map at the start of your search.
Income limits disqualify most Bay Area earners. A household making $180K won't qualify, even if buying in an eligible zone. This program targets lower-income rural buyers.
Most Pacifica areas don't qualify as rural under USDA rules. Check the USDA eligibility map for your specific address before assuming you can use this loan.
San Mateo County caps income at roughly $170,000 for a family of four. Higher earners won't qualify regardless of the property location.
Expect 45-60 days from application to close. USDA reviews every file, which adds time compared to conventional or FHA loans.
USDA loans don't allow condos. You need a single-family home in an eligible rural area. Most coastal San Mateo properties don't qualify.
Most lenders want 640 for automated approval. Lower scores require manual underwriting, which adds time and reduces approval odds.