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Jamestown sits in Tuolumne County's Gold Country foothills, where USDA-eligible rural properties start around $200,000. At 5.625%, a $200,000 zero-down USDA loan runs $1,151 monthly for principal and interest alone.
The county's median household income of $72,259 stretches comfortably to cover homes in this price band. USDA loans are built for exactly this scenario — rural buyers with solid credit but limited savings.
5.625%
Interest Rate
$1,151
Monthly P&I
740
FICO Minimum
$0
Down Payment
$83,098
Income Limit
USDA Loans in Jamestown
USDA loans demand a 740+ FICO score and zero down payment. Your income cannot exceed 115% of Tuolumne County's median household income of $72,259 — that's roughly $83,098 annually for a single borrower. Self-employed applicants need two years of tax returns.
Debt-to-income ratio caps at 41% on the back end (housing payment divided by gross income). A $200,000 purchase with $1,151 monthly P&I requires gross income around $33,500 to stay within limits.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Jamestown.
Jamestown sits in Tuolumne County's Gold Country foothills, where USDA-eligible rural properties start around $200,000. At 5.625%, a $200,000 zero-down USDA loan runs $1,151 monthly for principal and interest alone.
The county's median household income of $72,259 stretches comfortably to cover homes in this price band. USDA loans are built for exactly this scenario — rural buyers with solid credit but limited savings.
USDA loans demand a 740+ FICO score and zero down payment. Your income cannot exceed 115% of Tuolumne County's median household income of $72,259 — that's roughly $83,098 annually for a single borrower. Self-employed applicants need two years of tax returns.
USDA loans move through correspondent lenders and brokers, not direct USDA channels. California brokers source USDA loans from a handful of agency-approved lenders who specialize in rural financing. Underwriting typically takes 30-45 days.
Retail banks rarely offer USDA loans; brokers dominate this space because the volume doesn't justify in-house USDA expertise. Rates are competitive with FHA but without lifetime mortgage insurance.
USDA makes sense in Jamestown when you're a local with stable income and a 740+ credit score but no down payment saved. The zero-down structure beats FHA's 3.5% requirement by $7,000 on a $200,000 purchase.
It doesn't work if your income exceeds $83,098 or the property sits outside USDA-eligible boundaries. Rural Tuolumne qualifies, but some subdivisions near towns don't. Run the property address through USDA's eligibility tool before committing.
FHA loans in Jamestown require 3.5% down ($7,000 on a $200,000 purchase) and carry mortgage insurance for life if you put down less than 10%. USDA requires zero down and has no mortgage insurance.
The tradeoff: USDA has an income ceiling ($83,098 here). FHA has none. If you earn above that limit, FHA is your only low-down option. Below the cap, USDA's zero-down, no-insurance structure wins on monthly payment and total cost over 30 years.
Jamestown's Gold Country location means rural property, lower prices, and USDA eligibility. The county's small population (54,873) keeps the market stable and affordable.
Recent USDA guideline changes (covered in Mortgage News Daily) have tightened some overlays, but Jamestown properties remain straightforward to underwrite. The area's rural character is a feature for USDA buyers, not a bug.
No — USDA allows zero down, but you can put money down if you want. The program's strength is that zero down is permitted. You don't have to use it, but most rural buyers do because it preserves cash for closing costs and reserves.
At 5.625% APR on a $200,000 zero-down USDA loan, principal and interest run $1,151 monthly. Add property taxes, insurance, and the 0.35% annual USDA fee (roughly $58/month), and your total housing payment lands around $1,300-1,400 depending on the...
No — USDA income limits are 115% of Tuolumne County's median household income, which is $83,098. At $90,000, you exceed the cap. You'd need to look at FHA or conventional loans instead. The income limit is firm and non-negotiable.
No — the 0.35% annual USDA fee is much cheaper than FHA's mortgage insurance. FHA MIP on a low-down loan runs $100-120 monthly. USDA's annual fee is roughly $58 monthly on a $200,000 loan and never cancels, but it's still a fraction of FHA's cost.
USDA loans typically close in 30-45 days. Appraisals take longer because USDA has stricter habitability standards than conventional loans. The property must meet specific condition requirements. Once the appraisal clears, underwriting moves quickly.