USDA Home Loans Garner and Fuquay Varina NC

Let’s be honest—saving up 10% or even 20% for a down payment on a house right now feels impossible for most people. Between rent, gas, groceries, and just trying to keep up with life, building up a big savings account isn’t easy. That’s exactly why USDA Home Loans Garner and Fuquay Varina NC are so important for first-time home buyers.

These loans don’t require a down payment, and many of the neighborhoods just outside Raleigh still qualify for the USDA program—even with all the recent map changes. So if you’ve been dreaming about homeownership but feeling stuck, you’re not alone—and you still have great options…

But here’s the catch: the Eligibility Maps for most of Garner and much of Fuquay look kinda like Swiss Cheese.  There are holes in the eligibility maps for that area that make it tricky to find a property that will qualify.  IT IS NOT IMPOSSIBLE,  so krrp looking.

Why Focus on Garner, Fuquay Varina, and Willow Spring?

Western Wake County and parts of Harnett County, including towns like Fuquay Varina, Garner, and Willow Spring, are growing fast. These areas offer the best of both worlds—small-town charm with great schools, parks, and a real community feel—plus quick access to Raleigh, Clayton and Fayetteville.

In fact, Willow Spring has exploded with new home construction lately. A good portion of that area still qualifies for USDA Home Loans Garner and Fuquay Varina, especially outside the incorporated city limits. That’s a big deal if you’re looking for a brand-new home with no down payment!

USDA Home Loans Garner and Fuquay Varina Eligibility Maps

You can see from the Eligibility Map that the areas shaded “yellow, brown-ish” are not qualifying for USDA Home Loans Garner and Fuquay – hower look at Angier, and a lot of Willow Spring!  WOW!

USDA vs. FHA Loans – What’s the Right Fit?

If the home you’re looking at doesn’t qualify for USDA, don’t worry—there’s still a great option. FHA Loans in Garner and Fuquay Varina NC only require a 3.5% down payment, and they’re super flexible with credit history. Many buyers who don’t qualify for USDA or VA Loans end up going FHA—and with good reason.  The interest rates are generally a half a point lower than those for a Conventional loan.

You can even combine FHA Loans with down payment assistance programs. For example, the NC Housing Finance Agency (NCHFA) offers a forgivable 3% grant to first-time buyers. That means you might not have to come up with that 3.5% at all!  We also offer a $5,000 closing cost grant through Chase for some buyers, so there are great opportunities to still purchase a home with cash left over after closing!

Closing Costs? Let’s Break It Down

Closing costs are separate from your down payment—and they can surprise buyers who aren’t prepared. The good news? You have options!

We can often structure your loan so that:

• The seller pays a portion of your closing costs (called “seller concessions”)

• You receive lender credits in exchange for a slightly higher interest rate

• Or, in some cases, we help you qualify for programs that reduce or even cover your closing costs

So while there’s no magic “zero closing cost” button, we’ll work with you to figure out what makes the most sense for your situation.  More good news?  You are also able to get gift funds for USDA Home Loans Garner and Fuquay Varina.

Working Two Jobs? Here’s How That Affects Your Loan

Many of our buyers are juggling two jobs to make ends meet—or to boost their income so they can qualify for a better home. The good news is: YES, you can use both jobs to qualify for a mortgage. The key is consistency.

FHA guidelines allow us to use income from a second job as long as:

• You’ve been working both jobs for at least 12 months

• Or if you recently started a second job, you can show a history of working two jobs for at least 12 months.  It doesn’t have to be at the same Employer.

Even if you recently graduated and started working, your time in school can often count toward your job history—as long as you’re working in the same field. So if you’re a nurse who just got licensed and started your first job, that time in school still works in your favor.

Loan Limits for FHA in 2025

Here’s something else to keep in mind: Loan limits vary by county.

• For Garner (which sits in both Wake and Johnston counties), the FHA loan limit for 2025 is $530,150

• For Fuquay Varina (in the parts of Harnett County), the limit is $524,225

These limits apply to single-family homes and are subject to change each fall. We always double-check based on the exact property address to be sure you’re in the right range.

Credit Tips to Get Mortgage-Ready

Let’s say you’re behind on a car payment or missed a credit card bill last month. Don’t panic—but DO take action. USDA Home Loans Garner and Fuquay Varina NC are forgiving, but they still require you to show a history of on-time payments over the past 12 months.  Because they are 100% loans, USDA underwriting is harder on borrower credit than FHA Underwriters are. In general though, you should have 2 of your 3 scores over 620 to qualify.

Need to boost your credit fast?

• Get caught up on past due accounts

• Avoid opening new credit cards

• Do not allow one more BAD THING hit your credit report.  STAY caught up.

• Use cash and avoid big purchases until after you close

• If possible, pay down balances on existing cards to lower your credit utilization

Improving your credit score is a lot like starting a new fitness routine. It’s hard at first, but once you see progress, it gets easier to stay motivated!  Stop Renting! USDA Home Loans Garner and Fuquay Varina, or FHA, or down payment assistance programs can help make this Dream happen!

You’re Closer Than You Think

If you’ve been renting in Wake or Harnett County and wondering if homeownership is out of reach, we’re here to tell you—it’s not! Between USDA Home Loans Garner and Fuquay Varina NC, FHA options, down payment help, and flexible credit guidelines, there’s probably a path forward that fits your budget.

Need help figuring out where to start? That’s what we’re here for.  USDA Home Loans Garner and Fuquay Varina are only one of the ways we can help you become a home owner!  📞 Call Steve and Eleanor Thorne at 919-649-5058, We’ve helped thousands of first time home buyers in NC—and we’d love to help you too!