Kentucky USDA Single Family Housing Guaranteed Loan Program – 2025 Guide & FAQ
Looking for a home loan with zero down payment, competitive interest rates, and low monthly mortgage insurance? The USDA Single Family Housing Guaranteed Loan Program may be the most cost-effective mortgage solution for eligible Kentucky homebuyers and rural families. This guide answers the top 24 frequently asked questions, explains eligibility, program advantages, income limits, qualifying criteria, and how to apply in 2025.
Contact Joel Lobb, Senior Loan Officer at EVO Mortgage
Text/call: 502-905-3708 | Email: kentuckyloan@gmail.com
Program Highlights
| Feature | Benefit |
|---|---|
| Down Payment | None required (0% down) |
| Financing | Up to 100% of appraised value + 2% guarantee fee |
| Term | 30-year fixed rate |
| Credit Score | 640+ recommended (flexible for well-documented compensating factors) |
| Mortgage Insurance | Low annual MI – 0.35%–0.5% (much lower than FHA) |
| Income Limits | Up to 115% of area median income (check your county income limits here) |
| Eligible Properties | Single-family homes, condos, PUDs, new homes, select manufactured homes |
| Location | Must be in eligible rural areas (check address eligibility) |
| Seller Contributions | Allowed; can cover all buyer closing costs |
| Occupancy | Primary residence only |
24 USDA Loan FAQ for Kentucky Homebuyers
1. What is the USDA guarantee?
USDA provides a government-backed guarantee for the lender: up to 90% of the original loan amount is reimbursed in case of loss, making it possible to approve zero-down mortgages even with flexible credit standards.
2. What’s the advantage to the customer?
- 100% financing
- Low 30-year fixed interest rates
- Low monthly mortgage insurance (annual fee as low as 0.35–0.5%)
- Flexible credit and income guidelines
3. What are the eligibility requirements?
- Dependable income (up to 115% of area median)
- Acceptable credit (generally 640+ FICO)
- No ownership of another suitable home in the same commuting area
- US citizen or permanent resident
- Intend to occupy home as primary residence
- No funds for 20% down payment plus closing/moving costs
4. Can a broker originate USDA Guaranteed Loans?
Yes, but only USDA-approved lenders may underwrite and submit these loans.
5. How long does it take to get an answer?
USDA aims for a 2–5 day turnaround, but timelines may extend based on volume and local office workload.
6. What’s the maximum interest rate and term?
The maximum rate is based on Fannie Mae’s 90-day rate + 0.6%, or your lender’s published VA rate (whichever is less). All USDA loans are 30-year fixed-rate mortgages.
7. What’s the maximum loan amount?
No set limit. The max is determined by your qualifying income, local area income cap, and the home’s appraised value.
8. What’s the maximum Loan-to-Value (LTV)?
Up to 100% LTV plus the financed USDA guarantee fee (2% of the loan).
9. What is the guarantee fee?
Currently 1% of the total loan amount. This fee can be financed into the loan.
10. What are the qualifying debt ratios?
29% (housing ratio) and 41% (total DTI). Higher ratios can be approved with compensating factors or GUS Automated Underwriting approval.
11. Do deferred student loans count in DTI?
Yes. Deferred student loans must be included in the debt ratio calculations, regardless of the deferment period.
12. What is the minimum credit score?
Typically, 640+ is required for streamlined GUS approval. Below 640, you’ll need to document extenuating circumstances, and 580 or less is generally not eligible.
13. What properties are eligible?
- Located in a USDA-eligible rural area
- Single-family, condo, PUD, and new manufactured homes (restrictions apply)
14. Can you refinance with USDA?
Only existing USDA Rural Development loans can be refinanced.
15. Can you finance acreage?
Yes, as long as the acreage doesn’t contain income-producing facilities and doesn’t exceed 30% of the total property value.
16. Are manufactured homes eligible?
Yes, but permanently affixed to a foundation.le.
17. Can homes with in-ground pools qualify?
Case-by-case. Pools are generally discouraged, but waivers may be granted.
18. What inspections are required?
Must meet HUD/FHA minimum property standards. An FHA roster appraiser typically verifies the adequacy of systems for existing homes.
19. Does USDA issue loan approval letters?
No. The lender underwrites the loan, then submits for the USDA guarantee.
20. Is homebuyer education required?
Not for the Guaranteed loan program.
21. Are seller concessions allowed?
Yes. There is no USDA cap; seller can cover all of the buyer’s closing costs.
22. Who approves the appraiser?
Must be state-licensed and typically follow FHA appraisal standards.
23. Can necessary repairs be included in the loan?
Yes. You’ll need an “as improved” appraisal to include repair costs in your financing.
24. Are alternate income docs allowed?
Yes. Pay stubs, W-2s, and verified employment are acceptable.
Kentucky USDA Mortgage Loan Requirements – Quick Reference
- Income: Up to 115% of local area median. Check your income limit
- Debt-to-Income Ratios: 29% (housing) / 41% (total), can be exceeded with strong compensating factors
- Credit: 640+ FICO recommended for GUS approval
- Property: Must be in a USDA-eligible rural area (verify address here)
- Owner occupancy only; no investment properties
- Zero down payment required; closing costs can be financed if appraisal permits
Can I Get a USDA Loan After Bankruptcy?
- Chapter 7 Bankruptcy: Eligible after 3 years from discharge.
- Chapter 13 Bankruptcy: Eligible after 1 year of on-time court-approved payments.
Eligible Property Types
- Single-family homes
- Condos (FHA/VA/Fannie/Freddie approved)
- PUDs (townhomes)
- New manufactured homes (approved dealer, affixed foundation)
- Existing homes must be “modest” (no luxury estates, co-ops, log homes, or investment property)
Benefits of the Kentucky USDA Guaranteed Loan
- Zero down payment required
- Low monthly mortgage insurance
- No reserves required
- Generous qualifying income limits
- Not limited to first-time buyers
- Expanded qualifying ratios for strong borrowers
- Seller can pay all closing costs
- 30-year fixed rates—no prepayment penalty
Start Your Application Here
Or contact Joel Lobb, Senior Loan Officer at EVO Mortgage:
Text/call: 502-905-3708 | Email: kentuckyloan@gmail.com