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Simi Valley sits in a unique position. Parts of it qualify for USDA financing — zero down, government-backed mortgages built for suburban and rural buyers.
USDA eligibility is tied to census-defined rural zones. Simi Valley has pockets that qualify, but you need to verify your specific address before counting on this program.
0%
Down Payment
640 (standard)
Min Credit Score
Fixed, 30-year
Rate Type
Rolled into loan
Upfront Fee
30-45 days
Est. Closing Time
USDA Loans in Simi Valley
USDA loans have two hard requirements: the property must be in an eligible zone, and your household income must fall under the USDA limit for Ventura County.
Most lenders want a 640 credit score for automated approval. Below that, you'll need manual underwriting — slower, stricter, but still possible. Rates vary by borrower profile and market conditions.
Local decision guide
Use this guide to connect usda loans eligibility, lender expectations, and local market factors before comparing payment options in Simi Valley.
Simi Valley sits in a unique position. Parts of it qualify for USDA financing — zero down, government-backed mortgages built for suburban and rural buyers.
USDA eligibility is tied to census-defined rural zones. Simi Valley has pockets that qualify, but you need to verify your specific address before counting on this program.
USDA loans have two hard requirements: the property must be in an eligible zone, and your household income must fall under the USDA limit for Ventura County.
Not every lender offers USDA loans. Banks often skip this program entirely because the approval process runs through the USDA itself — and that adds time.
As a broker with access to 200+ wholesale lenders, we can find USDA-approved lenders who actually process these loans regularly. Experience matters here. A lender who does one USDA loan a year will slow you down.
The biggest mistake I see: buyers fall in love with a Simi Valley home, then discover it's just outside the USDA eligibility boundary. Check the USDA map before you make an offer.
USDA loans carry a guarantee fee — think of it like mortgage insurance. There's an upfront fee rolled into the loan, plus an annual fee. Still cheaper than FHA in most cases.
FHA loans require 3.5% down. VA loans require zero down — but only for veterans. USDA is the only zero-down option for civilian buyers who qualify on income and location.
Conventional loans at zero down exist but require strong credit and carry PMI. USDA rates typically come in lower than conventional rates at the same credit score.
Simi Valley is one of the few cities in Ventura County with USDA-eligible parcels. That's rare for Southern California — most urban and suburban areas don't qualify at all.
The city's eastern and northern edges are the most likely eligible zones. If you're targeting those areas, USDA should be your first conversation — not an afterthought.
Use the USDA's online eligibility map and enter the exact property address. Eligibility can change block by block — don't assume based on nearby properties.
Limits are set by the USDA and adjust for household size. Ventura County limits run higher than many California counties due to area median income levels.
USDA uses a guarantee fee instead of traditional mortgage insurance. There's an upfront fee and a smaller annual fee — both are typically lower than FHA's MIP.
Plan for 30-45 days minimum. USDA requires a second review by the agency itself, which adds time beyond standard lender underwriting.
USDA is limited to single-family primary residences. Condos must meet USDA approval requirements — most complexes in Simi Valley will need to be verified individually.
If you qualify on income and the property is eligible, USDA usually wins — zero down and lower ongoing fees beat FHA's 3.5% down and higher MIP.