Zero Down in Aubrey & Pilot Point: Where USDA Loans Work

One of the most common questions I get from buyers around Aubrey and Pilot Point is, "Can I really buy a house with nothing down?" For a lot of homes in our area, the answer is yes, thanks to USDA home loans. Here's how they work and how to tell whether a home you like qualifies.

What is a USDA loan?

A USDA loan is a mortgage backed by the U.S. Department of Agriculture to help families buy homes outside big cities. The big benefits:

• $0 down payment for those who qualify
• Lower monthly mortgage insurance than FHA: an annual fee of 0.35% of the loan, plus a 1% upfront fee that can be rolled into the loan
• Fixed rates that are often competitive with other loan types

You don't have to be a farmer, and "rural" is broader than most people think.

Does Aubrey or Pilot Point qualify?

Often, yes, but it depends on the exact address. USDA's eligibility map is drawn street by street, and it changes as towns grow. Many areas around Aubrey, Pilot Point, Cross Roads, Krugerville and Providence Village have qualified, and so have some new-construction communities. But two homes a mile apart can get different answers.

That's why I tell everyone: don't guess from a map. Enter the address in our free Program Match tool. It checks USDA eligibility along with state and city down payment programs and VA options, in about a minute.

Who qualifies?

USDA looks at your household, not just the house:

• Income limits: your total household income has to fall under USDA's limit for the area. For Denton County and the rest of the Dallas area, the 2026 limit is $139,300 for a household of 1 to 4 people. Many families are surprised they're under it.
• Credit: USDA has no official minimum, but most approvals start around a 640 score. Lower scores can sometimes work with extra documentation.
• Primary home: you have to live in the home. USDA loans can't be used for rentals or vacation homes.
• Steady income: lenders look for reliable income, usually with a two-year history.

You don't have to be a first-time buyer to use a USDA loan.

USDA vs. FHA: which is better?

If the home and your income qualify, USDA often comes out ahead: no down payment, and lower monthly mortgage insurance than FHA. FHA is the better fit when the home isn't in an eligible area, your income is over the USDA limit, or your credit needs FHA's more flexible rules. We'll compare both side by side for your situation.

New to buying?

If this is your first home, start with our First-Time Home Buyer Guide for Aubrey & Pilot Point. It covers credit, income, closing costs and the Texas programs that can help with them.

Check an address today

Found a home you love in Aubrey or Pilot Point? Run it through Program Match, then call me at 972-978-9791. I'll tell you whether zero down is on the table and what it would take.

Jennifer Hamilton, Branch Manager, Team Texas at Efinity Mortgage, NMLS 1793916. USDA eligibility, income limits and fees change; confirm current terms with us. Not a commitment to lend.