What are Kentucky USDA Home Loans? Do I Qualify? Deciding between rural and suburban is one of many choices you’ll make along your homeownership journey. And if the countryside is your preference, then you may want to consider applying for a USDA loan. You’…
Category: Guaranteed Section 502 Loans
Why use USDA financing for your next home purchase in Kentucky?
There are very few ways to purchase a home these days in Kentucky without a typical 3.5% down payment that is required for an FHA loans in Kentucky. Many home buyers in Kentucky are surprised to find that a USDA Home Loan offers a lower payment than an FHA loan, even with NO DOWN PAYMENT! “How can this be?” you ask. The reason is because a Kentucky USDA home loan requires much lower MORTGAGE INSURANCE.
Kentucky FHA Loan vs. Kentucky USDA Loan Comparison
|$150,000 purchase price||$150,000 purchase price|
|4.75% 30 year fixed rate||4.75% fixed rate|
|1.75% up front mortgage insurance (financed)||1.0% Guarantee Fee (financed)|
|.85% month mi premium||.35% monthly mi premium|
|$871.19 P&I monthly payment
with monthly mortgage insurance (not including taxes and insurance)
|$826.86 P&I monthly payment (not including taxes and insurance|
|$5250.00 required down payment||$0 down payment|
A rural housing USDA loan saved this client $46.74 per month and they made NO DOWN PAYMENT!
Other benefits of Kentucky USDA Home Loans
- Low up front closing costs
- In some cases closing costs can be financed if home appraises for more than purchase price
- Minor credit problems OK with a minimum credit score of 581
- No maximum loan amounts just household income limits based on which Kentucky County you are buying a home.
- Fixed Rates Only for 30 years with no prepay penalty
A Kentucky USDA rural housing loan strive to find anyway possible to approve your loan, however there are some cases where a USDA Loan is not an option;
a previous bankruptcy must be discharged 3 years,
you must occupy the home being purchased as your primary residence,
the home may not be used for income producing purposes (farm, rental, etc.),
Mortgage Loan Officer
February 1, 2019
Single Family Housing Direct Loan and Grant Programs
We now have an enacted Fiscal Year (FY) 2019 continuing resolution that provides short-term funding for the U.S. Department of Agriculture (USDA), Rural Development. As we begin an orderly start-up of our loan and grant activities for FY 2019, we thank you for your patience and support during the period in which our services were unavailable.
We are taking a proactive and customer-focused approach to prioritizing our activities so that we can resume normal operations as quickly as possible. As Rural Development stakeholders, we will be working closely with you to achieve this goal.
On behalf of the USDA Single Family Housing Direct Programs, we appreciate your continued support and patience.
1. Certificates of Eligibility: USDA will issue a new Certificate of Eligibility (COE) to all
applicants under the Single Family Housing Direct Loan Program who had a valid COE
on December 21, 2018. This includes any COE that was under an allowable extension on
this date. The new certificates, which will be issued by the field staff as soon as possible,
will allow the applicants additional time to locate a home within their qualification
amount and submit the needed documentation to the agency now that normal operations
have been resumed.
2 . Self-Help Housing: USDA staff are currently working on a 2019 Funding Plan for the
Section 523 Self-Help Housing Program pending full year appropriations. Operating
grantees may continue to work with eligible applicants, process applications, and resume
construction activities delayed by the lapse in funding. Technical & Management
Assistance (T&MA) Contractors are authorized to resume services as well.
3. Repair Loans and Grants: Repair loan and grant funds are available for processing,
approval, and closings. Applicants with immediate health and safety hazards such as
inoperable heating systems will receive priority.
4. New 502 Direct Loans: Based on appropriations received thus far in Fiscal Year 2019,
which are applicable through February 15, 2019, USDA has had severely restricted levels
of funding available for new 502 Direct loans. USDA does not anticipate being able to
obligate new 502 Direct loans until the next Fiscal Year 2019 appropriation bill is passed.
Thank you for your support of the USDA Single Family Housing Direct Loan and Grant Programs. We look forward to serving you and the needs of rural communities.
Single Family Housing
For Program Information
Kentucky USDA loans are loans offered by the United States Department of Agriculture to those looking to buy homes in rural areas of Kentucky. There are a few requirements and restrictions associated with this type of loan however, if you are a first time home buyer in Kentucky with a limited income, no down payment and are looking to live in a rural part of Kentucky, this may be a good option for you to purchase a home going no money down and getting a 30 year fixed rate loan.
Below I will spell-out the qualifying requirements for a USDA loan in Kentucky for 2019
Income Requirements for USDA Loans in Kentucky
The Rural Housing USDA website provides an income eligibility calculator depending on where you are looking for housing in the state of Kentucky. Because it is a nationally funded loan by the United States Government, the income restrictions will vary county-by-county but the loan recipient cannot make more than 115% of the median income for the area in which they are applying. There is also a chart you can consult that provides Kentucky USDA county income limits depending on the number of people in your home. Most Kentucky Counties will allow up to $82,700 for a household family of four or less, and up to $109,350 for a household of five. The Northern Kentucky Counties of Kenton, Bracken, Boone, Gallatin, Campbell allow for more. See Chart below
Households with 1-4 members have different limits as households with 5-8. Similarly, applicants living in high-cost counties will have a higher income limit than those living in counties with a more average cost of living.
|Northern Kentucky Counties
Boone, Kenton, Campbell, Bracken and Pendleton, Gallatin ***
|Cincinnati (OH, KY, IN FMR)||Household income of 4 or less:
|Household income of 5 or more:
|All Other Areas||$82,700||$109,150|
Credit Score Requirements for a USDA Loan in Kentucky in 2019
Borrowers in Kentucky are required to have a FICO minimum credit score of 581 or higher. However, most USDA lenders will create a credit overlay where they will want a minimum credit score of 640 in order to get a GUS approval.
If the potential borrower has declared bankruptcy or foreclosure within the last 36 months, they would be ineligible for this type of loan.
If the mortgage was included in the Bankruptcy, sometimes the 36 month hold is ignored and you just have to make sure the property is out of your name before applying for a USDA loan
Can you get a USDA loan in Kentucky with a Previous Bankruptcy?
Chapter 7 bankruptcy, the bankruptcy must have been discharged at least 3 years prior to becoming eligible for a Kentucky USDA home loan.
Borrowers must be in a Chapter 13 bankruptcy for a minimum of 12 months, with documentation of 12 months of on time payments and a letter of authorization from the bankruptcy trustee authorizing you to enter into new debt.
In order to qualify for a USDA home loan after filing a Chapter 13 bankruptcy, additional documentation may be requested/required stating that the reason for the Chapter 13 filing was due to extenuating circumstances beyond the borrower’s control, temporary in nature and not likely to re-occur.
Home must be primary Residence.
Recipients must be U.S. Citizens, U.S. non-citizen nationals or Qualified Aliens to apply for this program. They must also agree to use the home as their primary residence and not as a rental property.
The property must be for a family including townhouses, single family homes, condominiums (FHA Approved), new construction or new mobile homes.
What areas of Kentucky Qualify for the USDA Loan Program?
The USDA provides a map of the where you can apply a USDA loans are eligible in Kentucky. The major metro areas of Jefferson County and Fayette County Kentucky are not eligible for Rural Housing Loans in Kentucky, along with some parts of Northern Kentucky next to Cincinnati; parts of Owensboro, Paducah, Bowling Green, Richmond, Frankfort, Winchester, Radcliff, Hopkinsville and Henderson Kentucky are not eligible.
If you have a property in mind, you can head over to the eligibility map to see if the home you are considering qualifies.
What are the advantages of USDA loans in Kentucky?
For many people in a low to middle-income bracket, saving for a down payment can be difficult. A USDA loan does not require the purchaser to put any money down toward the purchase price of a home. The government insures the loan in this case, should the borrower default, therefore the borrower is required to carry mortgage insurance during the life of the loan. The mortgage insurance for the USDA loan is provided at a more discounted rate than that required by traditional loans.On USDA loans the mortgage insurance is 1% upfront, called a guarantee fee, and .35% monthly called an annual mortgage insurance fee to USDA. The beauty of USDA, is that it does not matter if you have a credit score of 640, or a credit score of 740, everyone pays the same premiums, unlike conventional loans.
They only offer 30 year fixed rates with no prepayment penalty, and usually the rates are very low and compare to FHA rates and much lower than conventional loans.
USDA loans take on average about 30 days to close, and the appraisal must meet FHA requirements. Home inspections are not required, and only new mobile homes are allowed on this home loan program.
Disclaimer: No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant’s eligibility and market conditions. Refinancing an existing loan may result in total finance charges being higher over the life of a loan. Reduction in payments may reflect a longer loan term. Terms of any loan may be subject to payment of points and fees by the applicant Equal Opportunity Lender. NMLS#57916 http://www.nmlsconsumeraccess.org/
— Some products and services may not be available in all states. Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates, terms and conditions are subject to change without notice. The content in this marketing advertisement has not been approved, reviewed, sponsored or endorsed by any department or government agency. Rates are subject to change and are subject to borrower(s) qualification.
USDA Rural Housing Loans in Kentucky Cannot Be Closed Currently!
The U.S. Department of Agriculture will not issue new Kentucky USDA Direct Loans or Kentucky Guaranteed Loans 502. This is due to the ongoing shutdown by the Federal Government.
Kentucky FHA, VA, Fannie Mae, and KHC loans are being closed currently as of this writing.
Current Scheduled closings of Kentucky Direct Rural Housing Loans are being canceled and unless your guarantee was previously issued for a Guaranteed Loan, those may or may not be closed, depending on the lender.
Check with your USDA lender immediately if you’re getting a USDA loan or had planned to use the program to buy a home; you might have to put off your purchase until the shutdown is resolved.
Mortgage Loan Officer
What is a Kentucky USDA Rural home loan?
A Kentucky USDA home loan is a zero-dollar-down mortgage option provided by USDA’s Department of Rural Development.
This government-backed loan program comes in two types: direct loan, which is reserved for lower-income households and issued by USDA, and the guaranteed loan, which is reserved for low- to moderate-income families. The guaranteed loan is funded by private lenders, and USDA guarantees a portion of the loan against default.
Is a Kentucky USDA loan more beneficial than a Kentucky conventional loan?
The KY USDA home loan program is generally more beneficial to rural families than a conventional lending program, particularly for first-time homebuyers with lower- to median-level incomes.
Some of the benefits of Kentucky Rural Housing USDA loans include:
• zero down payment
• competitive interest rates
• lower-than-average monthly mortgage insurance
• relaxed credit requirements versus conventional loans
• no loan limits
How do I determine eligibility for a Kentucky Rural Housing USDA loan? To be eligible for a USDA home loan, borrowers must meet the program’s basic eligibility requirements. These requirements are relaxed compared to other mortgage options and are in place to ensure borrowers can make their monthly mortgage payments.
Here are a few of the basic Kentucky RHS USDA eligibility requirements:
• Income. Applicants must not have annual adjusted income greater than 115% of the median household income for the area. Check your county’s USDA income limit. This called compliance income.
|Kentucky Counties||Cincinnati (OH, KY, IN FMR)||Household income of 4 or less:||Household income of 5 or more:|
|All Other Areas||$82,700||$109,150|
• Credit. Applicants must have a minimum credit score of 581 to qualify for USDA’s guaranteed underwriting credit requirements. However, most lenders will want a 620 or preferably to get an Automated Approval 640 is the magic number in most cases. With regards to bankruptcy, 3 years is usually the date needed to lapse since your discharge.
• Employment. Applicants must have proof of two years of stable income and employment.
: Income: They will take your gross monthly income and develop two ratios for you: The front end ratio, which is called your housing ratio, and then the back-end ratio or total debt ratio is the house payment plus the total monthly payments listed on the credit report. If you pay child support, this is included in the qualifying ratios but utility bills, car insurance, cell phone bills, water bills etc, is not included. Typically 28% is used for the housing ratio, and
Student Loans: They are pretty tough on student loans and qualifying with your current student loan debts. They will make us use 1% of your outstanding balance on student loans, so sometimes this will cause the loan to get denied because your debt to income ratio is too high. If they are in an Income-Based repayment plan they will still make us use the 1% balance so keep this in mind. For example, let’s say you owe $35k in outstanding student loans, and your IBR plan calls for a $50 monthly payment. RHS will make us use $350, not the $50 IBR payment so you can see where this will cause issue on higher debt to income ratios on some loans.
• Property location. Homes must be located within a rural area, as defined by USDA. Rural areas are any that have a population less than 35,000 depending on the area’s designation. Use this tool from USDA to determine if a specific address is eligible.
• Physical property. Homes must be the borrower’s primary residence, have direct access to a street, and have adequate utilities and water and wastewater disposal, among other things No working fams allowed or properties that income producing livestock or crops.
For those with lower incomes, a USDA direct loan provides greater opportunities for lending, as its credit and income requirements are more lax than the guaranteed loan option.
Senior Loan Officer
Kentucky USDA Income Limits Increased for most areas for 2019
USDA Loans: Low Rates With No Down Payment
Kentucky USDA Loans are mortgage loans which are backed and guaranteed by the United States Department of Agriculture. These loans are sometimes known as Rural Housing Loans or “Section 502” loans, which are named for it’s place in the USDA Charter.
USDA loans are extremely popular by both first-time homebuyers and even previous homeowners due to their low, competitive interest rates but also there is no need for a down payment.
USDA loans also offer lower monthly mortgage insurance premiums (MIP) than some of it’s popular counterparts, FHA and Conventional loans.
2019 Kentucky USDA Loan Income Limits
While underwriting requirements for USDA loans will vary based on the credit profile of the borrower, there is one requirement where there is absolutely no leeway and that is with the household income limit for the area you are purchasing in.
USDA has set specific income limits based on the size of the household. Categories are based on household sizes of 1-4 and then household sizes of 5-8.
2018 Income Limits are based on household size:
1-4 member household : $82,700
5-8 member household : $109,150
There are some areas with slightly higher limits. For example, in Northern Kentucky Counties of Boone, Kenton, Campbell, and Gallatin Counties the income limits for a 1-4 member household is $90,500 while a 5-8 member household is $119,450. **Income limits vary my county and MSA***
USDA has published a great new PDF document that lists every area in every state. You can view that document by here.
You can always go to the USDA eligibility website and lookup the income limit for the area you live or are wanting to purchase here.
Get a Free USDA Home Loan Quote
If you’re looking for a low- or no-money-down home loan, then the USDA loan may be the perfect option for you.
You can get a free USDA home loan quote now! There is no obligation to proceed, and we’ll be happy to answer all your questions.
Frequently Asked Questions
Are only first-time homebuyers eligible?
No, you do not have to be a first time home buyer. The USDA Loan program has no restrictions that prevent previous homeowners from using the program.
What is the maximum amount that I can borrow?
There isn’t a limit to the amount a homeowner can borrow; however, most lenders conform to the loan limits set forth by Fannie Mae and Freddie Mac and will extend financing for up to $424,100.
How much are the closing costs for a USDA mortgage?
Closing costs vary from lender to lender and state to state. The charges from the USDA are a Guarantee fee of 1% of the loan amount. Additionally, there is a monthly mortgage insurance factor of .35% of the principal balance.
Can closing costs be financed into a USDA Loan?
Yes! The USDA home loan has the ability to finance closing costs up to the appraised value or to get a 6% seller contribution to closing costs from sellers on the contract.
What are USDA eligibility requirements?
USDA requires that the borrower demonstrates a reasonable ability and willingness to repay the mortgage loan. USDA lenders will view your credit history, income, and assets to verify your ability to repay the mortgage.
What is the USDA’s minimum credit requirement?
The USDA has no minimum score required; however, most lenders require a minimum credit score of 620 to obtain financing. Exceptions can be made and you should talk to a loan specialist about this.
Can you qualify for a USDA loan if your credit score is below 640?
Many lenders do require a 640 minimum Fico score to be eligible for a USDA home loan, however, exceptions can be made. It is important to note that the derogatory credit is temporary in nature, beyond the applicant’s control, and the circumstances that caused the adverse credit are no longer a factor.
What does the USDA require for employment eligibility?
You must have established employment to be eligible for a USDA Loan. Almost all lenders will require a minimum of two years of steady employment or schooling prior to your current employment if less than 2 years. If you are self-employed, you are eligible but will be required to provide two years of federal tax returns to verify your income.
Do USDA home loans have PMI?
USDA mortgages do have a guarantee fee and monthly PMI. The rate for the mortgage insurance is .35% of the outstanding principal balance and the current guarantee fee is 1% of loan amount. For example, if you borrowed a full $150,000 from your lender, the guarantee fee would be $1,500, which you can finance into your mortgage. The monthly PMI would be about 44.00 dollars a month on a 151,500 loan amount. (which includes the guarantee fee of 1%)
Can I get a USDA Mortgage after bankruptcy?
Yes, the USDA Loan Program requires the bankruptcy to be discharged for at least 3 years for a CH 7 and at least 12 months of on time payments on a CH 13. You can be in a CH 13 currently as long as 12 months of on-time payments have been made and verified.
How soon can you qualify for a mortgage after foreclosure?
VA Loans: 2 years after foreclosure
USDA Loans: 3 years after foreclosure (Exceptions are possible!)
FHA Loans: 3 years after foreclosure
Conventional Loans (Fannie Mae and Freddie Mac): 7 years after foreclosure
Can I use a USDA Loan on investment property or Second Home?
No, the USDA Rural Housing Program is for primary residences only. Furthermore, any property that is income producing (farms, multi-family, over 30 acres, etc.) cannot qualify for the 502 Guaranteed Rural Home Loan.
Can a USDA loan finance a condominium?
Yes, you can use a USDA loan to finance a condo; however, there are requirements that will need to be met.
Does a USDA home loan finance modular or manufactured homes?
Modular and manufactured homes can be considered a USDA eligible property, but additional appraisal requirements will apply. Most lenders do not offer Section 502 USDA loans on manufactured homes; however, they do finance modular homes. The difference between a modular and manufactured is how and where the home is constructed. A manufactured home is already fully built and put on a foundation and modular homes are built in pieces, and then taken to the site to be constructed.
How fast can you close a USDA loan?
USDA loans have a 2 prong process. The loan is first approved by the lender and then sent to the local USDA field office to be insured. Depending on the turn-times at the local USDA office, closing can be as fast as 20 days or up to 60 days.
No Money Down for Manufactured Home Rural Buyers in Kentucky Using the USDA Rural Housing loan Program
- The unit must be property installed on a permanent foundation according to HUD standards and the manufacturer’s requirements for installation on a permanent foundation.
- A certification of property foundation is required.
- A new construction manufactured home is not allowed.
- The unit and site are already financed with an Agency direct single family or guaranteed loan.
- The unit and site are being sold by Rural Development as REO property.
- The unit and site are being sold from the lender’s inventory and the loan for which the unit and site served as security was a loan guaranteed by Rural Development.
- The unit was installed on its initial installation site on a permanent foundation complying with the manufacturer’s and HUD’s installation standards.
- A loan will not be guaranteed for the purchase of an existing manufactured home that has been moved from another site.
- The land must be fee simple.
- The Manufactured Home must be a one-unit dwelling legally classified as real property.
- The towing hitch, wheels, and axles must be removed.
- The Manufactured Home must have at least 400 square footage, room dimension to be acceptable to purchasers in the subject market area.
- The Manufactured Home must have been built in compliance with the Federal Manufactured Home Construction and Safety Standards that were established June 15, 1976 as well as additional requirements that appear in HUD regulation at 24 C.F.R Part 3280 evidenced by:
- HUD Data Plates/Compliance Certificate
- HUD Certification Label
- The appraisal form 1004c must indicate evidence of the HUD Data Plate/Compliance Cert and the HUD Certification Label.
- The Manufactured Home must be attached to a permanent foundation system.
- Engineers Certificate for foundation system is required.
- The Manufactured Home must be permanently connected to all necessary utilities.
- The property must not be located in a flood zone.
- Endorsement ALTA 7,7.1 or 7.2 is required.
- Confirm property is legally classified as real property. Any certificate of title to the manufactured home must be surrendered to the appropriate state government authority.
- Owner of the Manufactured Home must also own the land on which the home is situated
- A mortgage/deed of trust must:
- Be recorded in the land records
- Must identify the encumbered property as including both the home and the land
- Must also include the VIN, Serial numbers from the HUD Data Plate of the manufactured home along with the description of the land.
- Appraisal must be completed using the Manufactured Home Appraisal Report Form 1004C.
- Appraiser must use a minimum of three comparable sales of similar manufactured home.
- A detailed and supported cost approach to value is required on all Manufactured Home appraisals.
- The following are ineligible:
- If the site or manufacture home is substantially non-conforming with the neighborhood, it is ineligible.
- Creating comparable sales by combining vacant land sales with the contract purchase price of the home is prohibited.
|Your properties subscription for USDA Single Family Housing is email@example.com as of 10/24/2017|
|KY||365||ADAIR, ALLEN, ANDERSON, BALLARD, BARREN, BATH, BELL, BOONE, BOURBON, BOYD, BOYLE, BRACKEN, BREATHITT, BRECKINRIDGE, BULLITT, BUTLER, CALDWELL, CALLOWAY, CAMPBELL, CARLISLE, CARROLL, CARTER, CASEY, CHRISTIAN, CLARK, CLAY, CLINTON, CRITTENDEN, CUMBERLAND, DAVIESS, EDMONSON, ELLIOTT, ESTILL, FAYETTE, FLEMING, FLOYD, FRANKLIN, FULTON, GALLATIN, GARRARD, GRANT, GRAVES, GRAYSON, GREEN, GREENUP, HANCOCK, HARDIN, HARLAN, HARRISON, HART, HENDERSON, HENRY, HICKMAN, HOPKINS, JACKSON, JEFFERSON, JESSAMINE, JOHNSON, KENTON, KNOTT, KNOX, LARUE, LAUREL, LAWRENCE, LEE, LESLIE, LETCHER, LEWIS, LINCOLN, LIVINGSTON, LOGAN, LYON, MADISON, MAGOFFIN, MARION, MARSHALL, MARTIN, MASON, MCCRACKEN, MCCREARY, MCLEAN, MEADE, MENIFEE, MERCER, METCALFE, MONROE, MONTGOMERY, MORGAN, MUHLENBERG, NELSON, NICHOLAS, OHIO, OLDHAM, OWEN, OWSLEY, PENDLETON, PERRY, PIKE, POWELL, PULASKI, ROBERTSON, ROCKCASTLE, ROWAN, RUSSELL, SCOTT, SHELBY, SIMPSON, SPENCER, TAYLOR, TODD, TRIGG, TRIMBLE, UNION, WARREN, WASHINGTON, WAYNE, WEBSTER, WHITLEY, WOLFE, WOODFORD, WOODFORD|
|To change your preferences, click here.|
|117 Dove Drive||3/1||$34,840.00 – GovtBid|
|Lawrenceburg, KY 40342||Foreclosure Sale|
|301 Eastview Circle||2/1||$51,135.00 – GovtBid|
|Shelbyville, KY 40065||Foreclosure Sale|
|1006 Twelve Oaks Dr||3/2||$67,000.00 – GovtBid|
|Lawrenceburg, KY 40342||Foreclosure Sale|
|117 Western Ave||3/2||$26,800.00 – GovtBid|
|Cynthiana, KY 41031||Foreclosure Sale|
|427 Earl St.||3/1.5||$30,150.00 – GovtBid|
|Danville, KY 40422||Foreclosure Sale|
|200 Verde Dr.||3/2||$36,850.00 – GovtBid|
|Padacah, KY 42003||Foreclosure Sale|
|136 Fuller Way||3/1||$28,810.00 – GovtBid|
|Mount Sterling, KY 40353||Foreclosure Sale|
|139 Pearl Street||2/1.5||$30,820.00 – GovtBid|
|London, KY 40741||Foreclosure Sale|
|609 Ridgeview Drive||3/2||$46,230.00 – GovtBid|
|London, KY 40741||Foreclosure Sale|
|261 Bridlewood Ave||3/2||$114,330.00 – GovtBid|
|Shelbyville, KY 400657222||Foreclosure Sale|
|265 Meadowbrook Rd.||2/1||$13,400.00 – GovtBid|
|Vanceburg, KY 41179||Foreclosure Sale|
|50 Crabtree Rd||3/2||$43,515.00 – GovtBid|
|Strunk, KY 42649||Foreclosure Sale|
|412 Chestnut St.||3/1||$12,060.00 – GovtBid|
|Vanceburg, KY 41179||Foreclosure Sale|
|508 Hickory Hill Drive||3/1||$13,400.00 – GovtBid|
|Monticello, KY 42633||Foreclosure Sale|
|105 Woodland Place||3/1.5||$18,090.00 – GovtBid|
|Mt Vernon, KY 40456||Foreclosure Sale|
|502 N. Main St.||2/1.5||$25,795.00 – GovtBid|
|Brownsville, KY 42210||Foreclosure Sale|
|66 Craycraft Rd||2/1||$47,280.00 – GovtBid|
|Tollesboro, KY 41189||Foreclosure Sale|
|328 E. Legend Dr||3/2||$40,200.00 – GovtBid|
|Mount Sterling, KY 40353||Foreclosure Sale|
|90 Brewer Subdivision||3/1||$21,440.00 – GovtBid|
|Campton, KY 41301||Foreclosure Sale|
|RR 746 Box 5230||3/1.5||$16,750.00 – GovtBid|
|Campton, KY 41301||Foreclosure Sale|
|234 Gardner Lane||3/1||$25,460.00 – GovtBid|
|Mt Sterling, KY 40353||Foreclosure Sale|
|221 Man O War Dr||3/2||$103,525.00 – GovtBid|
|Lawrenceburg, KY 40342||Foreclosure Sale|
|111 Beechmount Drive||3/1||$54,885.00 – GovtBid|
|Nicholasville, KY 40356||Foreclosure Sale|
|5915 Woodcreek Crossing W||3/2||$46,900.00 – GovtBid|
|Crestwood, KY 400148229||Foreclosure Sale|
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Senior Loan Officer
Here are a few reminders about the Kentucky USDA Rural Housing Service (RHS) Section 502 Guaranteed program which provides very-low-, low- and moderate-income rural residents access to affordable housing finance options with little or no down payment or out-of-pocket costs.
• Eligibility Link – Access the USDA Home page, click here.
• Income – To determine eligibility of an applicant/household, click here.
• Property Eligibility – To determine whether the property is located in a designated rural area, click here.s
30 year fixed rate loan terms only, Purchase or refinance, If refinancing must be existing USDA home loan. No cash out allowed.
• Occupancy – Owner occupied only.
• Maximum Loan Amount-No max loan amount
• Max DTI – GUS approved, generally 45% (front end sensitive)/ Manual 29/41.
• Guaranty Fee/Annual Fee – there is a 1.00%/ 0.35% (monthly).
• Down Payment – Down payment not required but if any cash to close, must be borrowers own funds. Gifts are not allowed.
• Interested Third Party Contributions – An amount of 6% of the sales price can be contributed towards closing costs.
If you meet income eligibility requirements and are looking to settle in a rural area, you might qualify for the KY USDA Rural Housing program. The program guarantees qualifying loans, reducing lenders’ risk and encouraging them to offer buyers 100% loans. That means Kentucky home buyers don’t have to put any money down, and even the “upfront fee” (a closing cost for this type of loan) can be rolled into the financing.
Fico scores usually wanted for this program center around 620 range, with most lenders wanting a 640 score so they can obtain an automated approval through GUS. GUS stands for the Guaranteed Underwriting system, and it will dictate your max loan pre-approval based on your income, credit scores, debt to income ratio and assets.
CREDIT SCORES UNDERWRITING USDA MORTGAGE FOR RURAL HOUSING
This attachment illustrates the approach to reviewing credit history when a loan is
manually underwritten by an approved lender.
Credit score over 680: Perform a basic level of underwriting to confirm the
applicant has an acceptable credit reputation. Perform additional analysis if the
applicant’s credit history has indicators of unacceptable credit as noted in Paragraph 10.7 of this Chapter.
Credit score 679 to 640: Perform a comprehensive level of underwriting.
Underwrite all aspects of the applicant’s credit history to establish the applicant has an
acceptable credit reputation. Credit scores in this range indicate the applicant’s
reputation is uncertain and will require a thorough analysis by the underwriter of the
credit to draw a logical conclusion about the applicant’s commitment to making
payments on the new mortgage obligation. The applicant’s credit history should
demonstrate his or her past willingness and ability to meet credit obligations.
Credit score less than 640: Perform a cautious level of underwriting. Perform a
detailed review of all aspects of the applicant’s credit history to establish the applicant’s
willingness to repay and ability to manage obligations as agreed. Unless there are
extenuating circumstances documented in accordance with this Chapter, a credit score in this range is generally viewed as a strong indication that the applicant does not have an acceptable credit reputation.
Little or no credit history: The lack of credit history on the credit report may be
mitigated if the applicant can document a willingness to pay recurring debts through
other acceptable means such as third party verifications or cancelled checks. Due to
impartiality issues, third party verifications from relatives of household members are not
permissible. Lenders can develop a Non-Traditional Credit Report for applicants who
do not have a credit score in accordance with Paragraph 10.6 of this Chapter.
An applicant with an outstanding judgment obtained by the United States in a
Federal court, other than the United States Tax Court, is not eligible for a guarantee
unless otherwise stated in this Chapter.They also allow for a manual underwrite, which states that the max house payment ratios are set at 29% and 41% respectively of your income.
See link here for more detailed guidelines for credit score, disputed accounts, foreclosures, trade line requirements bankruptcies below:
Indicators of unacceptable credit. The following indicators require documentation
meeting the criteria of Section 10.8 to approve an applicant’s loan request for manually
Foreclosure and Bankruptcy Guidelines
Foreclosure within 3 years:
Including pre-foreclosure activity, such as a pre-foreclosure sale or short sale
in the previous 3 years (refer to Attachment 10-B for additional guidance);
Bankruptcy within 3 years:
Chapter 7 bankruptcy discharged in the previous 3 years;
An elapsed period of less than 3 years, but not less than 12 months, may
be acceptable if the applicant meets the criteria of Section 10.8 of this
Chapter 13 bankruptcy that has yet to complete repayment (repayment plan in
progress) or has completed payment in the most recent 12 months.
Plans that are completed for 12 months or greater do not require a credit
exception in accordance with Section 10.8;
Late mortgage payments if any mortgage trade line during the most recent 12
months shows 1 or more late payments of greater than 30 days
In an effort to minimize future risk of open collections left unpaid, the lender will
consider the following during the capacity analysis of the loan request, regardless of the
method utilized to underwrite:
1) Determine if the total outstanding balance of all collections accounts of all
applicants is equal to or greater than $2,000. Unless excluded by state law,
collection accounts of a non-purchasing spouse in a community property state are
included in the cumulative balance of all collections.
2) Remove all medical collections and all types of charge off accounts from the total
balance. Medical collections and charge off accounts must be clearly identifiable
on the credit report.
3) If the remaining outstanding balance of collection accounts are equal to or greater
than $2,000, any of the following actions will apply:
a. Payment in full of all collection accounts at or prior to closing.
b. Payment arrangements are made with each creditor for each collection
account remaining outstanding. A letter from the creditor or evidence on
the credit report is required to validate the payment arrangements. The
agreed upon monthly payment for each outstanding collection account
will be included in the borrower’s debt-to-income ratio.
c. In the absence of a payment arrangement, the lender will utilize in the
debt-to-income ratio a calculated monthly payment. For each collection
utilize 5% of the outstanding balance to represent the monthly payment.
They loan requires no down payment, and the current mortgage insurance is 1% upfront, called a funding fee, and .35% annually for the monthly mi payment. Since they recently reduced their mi requirements, USDA is one of the best options out there for home buyers looking to buy in a rural area.
A rural area typically will be any area outside the major cities of Louisville, Lexington, Paducah, Bowling Green, Richmond, Frankfort, and parts of Northern Kentucky.
There is also a max household income limits with most cutoff starting at $87,000 for a family of four, and up to $115,000 for a family of five or more.
Kentucky FHA, VA, USDA & Rural Housing, KHC and Fannie Mae mortgage loans.
Senior Loan Officer