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Cotati sits inside Sonoma County, and parts of it fall within USDA-eligible zones. That matters if you want zero down.
USDA eligibility shifts as census data updates. Always verify Cotati's current eligibility map before you assume you qualify.
0%
Down Payment
640
Min Credit Score
41%
DTI Cap
45-60 Days
Est. Close Time
USDA Loans in Cotati
USDA loans require stable income, decent credit, and a property inside an eligible area. Lenders typically want a 640 credit score minimum.
Income limits are the catch most buyers miss. USDA caps household income based on county and family size. Sonoma County limits are higher than most rural counties.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Cotati.
Cotati sits inside Sonoma County, and parts of it fall within USDA-eligible zones. That matters if you want zero down.
USDA eligibility shifts as census data updates. Always verify Cotati's current eligibility map before you assume you qualify.
USDA loans require stable income, decent credit, and a property inside an eligible area. Lenders typically want a 640 credit score minimum.
Not every lender offers USDA loans. Banks that don't originate them often won't tell you upfront — they'll just steer you toward FHA.
We work with 200+ wholesale lenders. Several specialize in USDA and know Sonoma County's eligible zones cold.
The USDA guarantee fee works like mortgage insurance. There's an upfront fee and an annual fee — both are lower than FHA's MIP.
USDA processing runs slower than conventional. Budget extra time. We've seen Sonoma County USDA deals take 45-60 days to close.
FHA needs 3.5% down. Conventional needs at least 3%. USDA needs nothing. For income-qualified buyers, that difference is real money.
VA loans also offer zero down — but only for veterans. USDA is the zero-down option for civilians who meet the income and location tests.
Cotati is a small city surrounded by unincorporated Sonoma County land. Some parcels qualify for USDA. Others don't. Address-level lookup is the only way to know.
Sonoma County's income limits reflect regional wages — they're generous compared to Central Valley counties. Many Cotati buyers earn too much for USDA without realizing the limits are higher here.
Parts of Cotati may fall within USDA-eligible zones. You need to run your specific address through the USDA eligibility map to confirm.
USDA sets limits by county and household size. Sonoma County limits are higher than most rural areas — check the current USDA chart for your family size.
USDA loans run slower than conventional. In Sonoma County, budget 45-60 days. State agency processing adds time.
USDA covers the purchase price with zero down. Closing costs still apply, but sellers can pay them under USDA guidelines.
Yes — there's an upfront guarantee fee and an annual fee. Both cost less than FHA mortgage insurance over the life of the loan.
Standard USDA loans require the home to be in good condition. The property must meet minimum USDA standards at closing.