Family toolkit

Buying or building a rural home

The two USDA programs in plain words, where help with the down payment comes from, where to find homes, and what to put in your file. Free for families.

Open the free check Register as a partner Start my plan

Call Mae: (229) 297-USDA (297-8732). Mae is an AI assistant that answers around the clock, takes your ZIP and household size, and texts you the link. A person follows up.

The two programs

Direct loan

USDA itself lends to the household. It is meant for lower incomes (the "low-income" limit for your county) and payment assistance can lower the effective rate. You apply with the local USDA Rural Development office. USDA decides.

USDA: Direct

Guaranteed loan

An approved lender makes the loan and USDA backs it. It uses the higher "moderate-income" limit and is usually offered with no down payment. You apply with a participating lender. The lender and USDA decide.

USDA: Guaranteed

Your income is compared to adjusted household income, so deductions can change the picture. The home also has to be in a rural area on USDA's map. See the limits for your ZIP and check an exact address on USDA's map.

Help with the down payment and closing costs

State housing finance agencies. Every state has one; many offer down payment or closing-cost assistance, for example Georgia Dream in Georgia. NCSHA lists every state agency. Ask a participating lender what can be combined with a USDA loan.
FHLBank set-aside grants. Offered through member banks of the regional Federal Home Loan Bank (FHLBank Atlanta serves the Southeast). Ask your lender if it is a member and whether funds are open.
Section 523 self-help. Families build their homes together with a nonprofit and use labor as equity, where a local group exists. USDA: self-help.
Section 504 repair loans and grants. For very-low-income owners who live in the home and need repairs; grants are for owners 62 and older. USDA: repair.

Program names, amounts and rules change. Confirm with the agency or lender before you plan around any of these.

Where homes come from

USDA's own foreclosure listings at resales.usda.gov. Free to browse.
Regular listings (MLS) through a realtor. Ask for homes in USDA-mapped areas.
Places near you. Check a ZIP or county on the free map to see its limits and nearby areas.
Building new. See the builder page for what a builder must provide.

Your file checklist

Photo ID for every adult in the home
Last 2 years of tax returns and W-2s
Recent pay stubs (30 days)
Last 2 months of bank statements
List of monthly debts
Names and ages of everyone who will live in the home
The property address, once you have one

Print the document checklist (PDF) or build your file on the My file page.

Tools

Start my plan

Five short steps. You get your county's limits, the programs to read about, help lists and next steps.

Start

Payment estimator

Rough monthly payment, including USDA Guaranteed fees.

Open

Income vs. the limit

See where your income sits against your county's limits.

Open

Estimates only. Not a quote, not an approval. USDA or the lender decides.