We make a ton of loans to folks who live in Greensboro. We are especially attached to that area because that’s where our daughter is in college. IF you are interested in buying a home in Greensboro with the least amount of cash out of Pocket, we normally discuss qualifying for a USDA Loan. Why do we think USDA Loans in Greensboro NC are so great? They require ZERO down payment, have the lowest mortgage rates and the lowest PMI rates available@
Unlike the NCHFA program, or the FHA Mortgage loan program, the USDA Home Loans in Greensboro, NC 27408 do not have a maximum loan amount or sales price. Property requirements for the program are fairly simple. The home is easier to qualify if it does not have outbuildings, is not an operating farm and does not come with an in ground swimming pool. Recently we’ve seen appraisers ask for additional insulation, the thermal requirements for these homes are pretty strict.
To be considered for a USDA loan, the home must be within the USDA Eligibility Map “footprint.” This is for sections of Guilford County that are less densely populated, and in an area most of us would consider rural. The USDA Eligibility Map for Greensboro is changing this fall, and many areas will no longer qualify for the program.
USDA Loans are cheaper than FHA loans in Greensboro? Why is that? Because the FHA PMI rates are so high! USDA loans have 30 year fixed rates with the best mortgage rates offered because the loans are currently being purchased by the FED, and guaranteed by USDA. These loans are only available for owner occupied loans, no non-occupying co-borrowers can be approved (although we can do that under the FHA loan). The seller is allowed to help pay closing costs for USDA Home loans, and we often help folks who have Seller Concessions written in a Contract (those can be tricky!)!
USDA counts some Student loan payments for deferred student loans (whereas VA loans and FHA loans don’t) and they require 12 months of clean credit. We’ve done USDA loans for those with scores under 640 – but honestly, it’s very difficult to get these folks approved.
USDA requires that the household income limits for the county not be exceeded. If you have 1 to 4 people in your household in Guilford County, the maximum gross income allowed to qualify for a USDA loan is $74750. If you have 5 people living in the household (even if a teenager for instance isn’t going to be on the loan but is earning money) the maximum income is $98,650. If you are slightly over the limit, but you have tax return deductions, child care, disability or social security income we may be able to consider the “Adjusted” Income for your family – so if you have questions – please call us at 919 649 5058
We went ahead and printed off the USDA Eligibility Maps for Greensboro and the Guilford County area, remember that the “faint pink” parts on the map do NOT qualify for USDA Loans. All of the OTHER areas, however, DO qualify for the USDA RD Loan program. The biggest change we think you will notice will be the areas near High Point and the northern sections of Greensboro near Summerfield which completely lose the program.The last map shows the proposed change that should take place on . The pink areas are NOT eligible for a USDA Home Loan in NC
Note from the map below – many areas near Greensboro, NC are going to lose their USDA Home loan eligibility at the end of December, 2014 if the USDA Map Changes go into effect. Pink areas are not eligible for USDA Home loans in NC.
When we pre-qualify you for a mortgage in Greensboro, we will also look to see if you can benefit from the NCHFA programs. While the programs were originally designed for NC First Time Homebuyers, they are offered to folks who are residents of NC and have not owned a primary residence in the past 3 years, meaning you don’t have to be a first time home buyer. The program that is now in place requires 2 credit scores over 640, and with the changes, there’s no longer a sales price limit for new or existing homes in Greensboro NC.
If you are applying for the NCHFA First Time Home Buyer Program, there are different qualifying Income Limits based upon the program you are interested in. First Time Homebuyers, and others, benefit from these programs because they offer more purchasing power – especially as mortgage interest rates and home prices are higher this summer.
- 2014 NC Housing Income Limits for Guilford County and the Greensboro area
- NC Home Advantage Mortgage / Maximum Household income of $85,000 (no matter how many people are in the household)
- Mortgage Credit Certificate Maximum Household income of $85,000 (no matter how many people are in the household)