Home Loans California & Arizona

What Mortgage Broker in California offers the USDA Home Loan to buy a house with no money for the down payment. USDA Purchase Home Loan Program is for you.

I have spoken to many home buyers through out my lending career and the vast majority would like to buy a house with as little money as possible both for the down payment as well as the closing cost. There are home loan programs still available today that offer 100% financing to purchase a home on a 30 year fix rate term.

Every county in California offers the USDA home loan program (maps do change at times) Go HERE to check available areas in each county below.

Alameda County
Alpine County
Amador County
Butte County
Calaveras County
Colusa County
Contra Costa County
Del Norte County
El Dorado County
Fresno County
Glenn County
Humboldt County
Imperial County
Inyo County
Kern County
Kings County
Lake County
Lassen County
Los Angeles County
Madera County
Marin County
Mariposa County
Mendocino County
Merced County
Modoc County
Mono County
Monterey County
Napa County
Nevada County
Orange County
Placer County
Plumas County
Riverside County
Sacramento County
San Benito County
San Bernardino County
San Diego County
San Francisco County
San Joaquin County
San Luis Obispo County
San Mateo County
Santa Barbara County
Santa Clara County
Santa Cruz County
Shasta County
Sierra County
Siskiyou County
Solano County
Sonoma County
Stanislaus County
Sutter County
Tehama County
Trinity County
Tulare County
Tuolumne County
Ventura County
Yolo County
Yuba County 

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The USDA purchase programs is one of the most under 
utilized home loan program in California to buy a house. One of the reason why is not to many home buyers know about the program and not enough real estate agents are informed about the program to present it properly to their buyers. The USDA home loan program is designed to create home ownership to rural areas of a county, not every area in a particular s approved for this program, if you have not done so already click on the link HERE and watch a video a on how to fine the approved areas to buy a house utilizing the USDA home loan program in California.

Here are some of the benefits about the USDA loan program in California.

The benefits to this program are: 

  • No money for the down payment (will have to come in with a little money to open escrow with and you will need to discuss that amount with your real estate agent)

  • If the appraised value comes in higher than the agreed purchase amount, we can use that extra equity to finance your closing cost

  • Also, if elected the seller can contribute up to 6% of the purchase amount towards the buyers closing cost

  • No limited to first time home buyers, can not own or be on title of any other residential property at the time of closing escrow on the USDA loan

  • No prepay penalty, can pay off the loan at any time without a penalty

  • Very small monthly mortgage insurance, the MI will remain through out the term of the loan

  • No Maximum purchase amount, still need to qualify for the payment within the required debt to income ratio 

  • Primary purchase only, can not be used to buy a 2nd home or an investment property

  • Interest rates are just as low as other home loans that require money for the down payment

There are 2 other points to the USDA home loan program in California:
  • Must buy a house in a designated approved lending area in the county you are looking to purchase in, watch the video in the 2 clickable HERE links to locate the approved areas in California
  • There are income limits per county based on your family size, which are pretty healthy income amounts click HERE to determine income qualifications 
This is a great purchase program to own a home in a designated area. I would like expand further on the what it take to qualify for this type of financing but guidelines change from time to time and do not want to have something written down in a blog and then next year something changes. Do not want you to think that is set in stone, USDA does update lending area, income limits, qualifying ratios, monthly mortgage insurance (at the moment it is much lower then FHA's and Conventional's mortgage insurance), credit scores adjustments, reserve requirements and upfront USDA funding fee. 

I welcome the opportunity to discuss the USDA loan program in California with you and review current lending standards. If you have watched the video (link just in case http://www.youtube.com/watch?v=j33JieIYaGY) and found an area you would like to buy a house in, let's connect and review your income and credit. 

We specialize in making home ownership a reality and the USDA home loan program in California makes that a reality. With this no money down purchase program it is ideal for the first time home buyer with limited funds to the boomerang buyer who owned a home before and may have lost it through a short sale or foreclosure, this program is a prefect start towards home ownership again. 

Do not delay your option with the USDA home loan program, you may be surprised on what you can qualify for. Explore your options and call me at 909-503-5600 or email me at info@NathanRufty.com. I look forward in hearing or speaking with you about your plans of owning a home with the USDA loan program In California.
Posted by Nathan Rufty on September 12th, 2015 9:37 PM
Buying a house in California is always a good time and what better time than now. Purchasing a home in California is a long term investment with advantages. 

When looking to buy a house in California, explore all your options whether it is your first, second or multiple times purchasing property, you should think long term. This is a home, where your family can start, grow or expand and start new chapters in your life.



It is always a good time to buy real estate in California, yes values go up and down. That is where the long term investment plans a key role in your decision to purchase. Whether you buy at the height or the low of the market, you will always gain equity in the property because the values will increase and you will be paying your loan down month after month.

I speak with homebuyers in California daily and I hear a lot of reason to buy now or wait. The ones that buy now, always come out ahead than those who wait. The ones that wait and call me after a year or two, always say "I should have bought last year" or I should have bought when I first spoke to you."

Not everyone is in the position to buy a house now, due to credit, income or down payment. Those buyers, taken the proper steps will be homeowners one day. Always give yourself a reason to speak with a loan officer in California about your desire to purchase a home. The best thing can come out of it is, you will know where you stand when buying a house. If you can not purchase now, than you will at least know what you need to do in the future to be in the position to one day own a home.

I know advise from family, co-workers and friends are valued but speaking with someone that is in the business and stays abreast of the every changing lending guidelines will be your best resource. As loan officers we need stay informed of guideline changes and new products that come to the market where we can inform and educate our borrowers of the new developments. I do not speak to my friends who are in construction about my medical issues, that is what my doctor is for.

The reason I support you buying a house now is, when you set a budget on how much you are willy to spend towards a mortgage payment each month and you can purchase because you meet the income, credit and down payment requirements, then what is stopping you from buying a home in California? Is it fear, is it lack of knowledge about the home buying process or you think you do not qualify because of something you heard from another person? 

That is why you need to speak or sit down with a mortgage loan officer and discuss your needs and goals of owning a home. The process of buying a home in California is not that difficult when working with the right licensed knowledgable loan officer that only has your best interest in mind. I have been in the home loan business since 1988 and have assists thousands of people purchase and refinance real estate in California. Over those years one thing remains consent, those who bought real estate on a fix rate mortgage seem to come out ahead that vast majority of the time than those who could not or should have bought a home because the lack of the 2 items, credit and income.

Real estate by far is one of the safest investments you will buy in your life time, because you will always month after month will be reducing your balance. Yes you have the ups and downs, but if your mortgage is a home fix rate, then you will not have the fluctuations in the payment. The stock market losses and gain in such dramatic swings you can loss more than you gain. Look at the vast majority of wealth in our county, if you were able to look at their portfolio of investment, I can bet you more than 50% is invested in real estate.

You do not have to have a truck load of money to buy a house, there are programs like VA and USDA that are 100% financing, no money down purchase programs. With available down payment assistance home loan programs in California, FHA and Conventional home loan programs are still an option to own a home. 

if you are trying to time the market on when  to buy a house, guess what you will loss. That is why Las Vegas has the money and you don't, do not gamble when purchasing property, just do not. In the long run you will come out a winner because you set a budget and a goal with yourself and your loan officer on what you are looking for when exploring your options to purchase a home.  

After 23+ years in the mortgage business, I meet incredible people that I had the privilege of working with and I treat my clients the way I would like to be treated. Sometimes the truth hurts when someone tells you, "You can purchase a home at this time". Believe you me, I do not like saying that to anyone. But once we set a plan so that one day you can buy a house in California, you will be in a better situation to afford a home. That is one of the main goals, once you are able to buy a home, you continue to own that home til the day you pay it off or sale it and made a profit. You are not looking to purchase real estate to one day loos it through a short sale or worst a foreclosure.

I welcome the opportunity to work with you and explore all options so that your goals and budget are meet when looking to buy a house in California. My goals is to make the process of purchasing a home as smooth, stress free and enjoyable as I possibly can. Connect with me HERE or call or text me direct at 909-503-5600. I look forward in speaking with you very soon. 
Posted by Nathan Rufty on September 6th, 2015 1:20 PM

Buy a house with no money for the down payment in California on the USDA home loan program, not limited to first time homebuyers, Call Direct 909-503-5600.



The USDA purchase home loan program is perfect for those homebuyers with no money for the down payment. Watch the above video to locate the approved lending area in the county in which you are looking to buy in.

The benefits to this program are: 
  • No money for the down payment (will have to come in with a little money to open escrow with and you will have to discuss that amount with your agent)
  • This benefit has to be by far one of the best reason to explore the USDA program, if the appraised value comes in higher than the agreed purchase amount, we can use that extra equity to finance your closing closet.
  • Also, if elected the seller can contribute up to 6% of the purchase amount towards the buyers closing cost
  • No limited to first time homebuyers, can not own or be on title of any other residential property at the time of closing escrow on the USDA loan
  • No prepay penalty, can pay off the loan ay any time with a penalty of doing so
  • Very small monthly mortgage insurance, the MI will remain through the term of the loan
  • No Maximum purchase amount, still need to qualify for the payment within the required debt to income ratio requirements
  • Primary purchase only, can not be used to buy a 2nd or investment property
There are income requirements that are determined by the numbers of dependents that will be living in the property and by which county the home is located in, click HERE to see what are the income limits and we use the "MOD.INC-GUAR.LOAN" line. If you feel you meet the income limit in the county, then you are one step closer in buying a house utilzing the USDA purchase home loan program.

The debt to income ratio is based on the monthly gross income claimed on your federal tax returns. The debts are based on what your credit report reports as debt, also the new house payment and any other debt such as child support, alimony and any deductions that are on your pay-stub, we will need to review all your income and credit documentation to determine that ratios meet USDA underwriting guidelines.

Also, determining on what your middle credit is you may not need reserve assets, what this is 2 months liquid cash that you will have on hand after closing escrow and the 2 months is of the total monthly mortgage payment. Having a higher credit score with reflect a compensating factor that you may not need to have reserves (based on a set middle credit scores, which can change without notice, that is why we need to review at the time of application).

To see if you fully qualify for the USDA purchase home loan program, call or text me at 909-503-5600, also can connect with me here by email nathan@nathanrufty.com. I welcome the opportunity to review your application to see what we can do for you on this great no money down home loan program.

Lets discuss how you can buy a house in California with the USDA home loan program today, we are about "Making Homeownership a Reality".
Posted by Nathan Rufty on May 3rd, 2015 5:01 PM

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