USDA Loan Eligibility Map San Antonio 2026: $0 Down — Eligible Areas & Income Limits
$0 down payment · Bexar County income limit: $110,650 · Eligible areas: Converse, Cibolo, Floresville, Castroville & more
640+ credit · 0.35% annual fee · $0 out of pocket possible · Primary residence only
⚡ USDA Loan Quick Facts — San Antonio Metro (2026)
$0
Down Payment
$110,650
Income Limit (1–4)
640
Min Credit Score
0.35%
Annual Fee
USDA-Eligible Areas Near San Antonio (2026)
⚠️ Critical: Always Verify the Exact Address
USDA eligibility is determined by the specific property address, not the city name or zip code. Use the official USDA map at eligibility.sc.egov.usda.gov to confirm before making an offer. Boundaries change — verify even if a neighbor was USDA-eligible previously.
✅ Typically USDA-Eligible
- Converse — eastern SA suburb, $240K–$320K
- Floresville — Wilson County seat, $185K–$260K
- Castroville — 25 min west of SA, $220K–$320K
- Lytle — Atascosa County, $195K–$265K
- Natalia — 30 min south, very affordable $160K–$240K
- Pleasanton — 40 min south, $175K–$275K
- Hondo — Medina County, $160K–$250K
- Poteet — 30 min south, $145K–$220K
- Cibolo (outer) — verify by address, $285K–$380K
- Schertz (outer) — verify by address, $270K–$360K
❌ Generally NOT USDA-Eligible
- Central San Antonio — inside Loop 410
- North Central SA — inside Loop 1604
- Stone Oak — high-density suburb
- Alamo Ranch — too dense (verify)
- Helotes — many areas ineligible (verify)
- Boerne city core — verify outer areas
- Leon Valley — urban density
- Shavano Park — urban area
*Use FHA or conventional for these areas. Some outer addresses in "ineligible" cities may still qualify — always verify the exact address.
How to Check USDA Eligibility for a San Antonio Property (Step-by-Step)
Go to the Official USDA Map
Visit eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do. Click "Single Family Housing" then "Property Eligibility" from the left menu.
Enter the Property Address
Type the complete address including city, state, and zip. Use the Bexar County address exactly as listed on Zillow/Redfin/MLS. Click "Go".
Read the Result
Green shading = USDA eligible. White/gray = NOT eligible. If on the boundary, zoom in to confirm. The map updates periodically — verify even for homes you've checked before.
Check Income Eligibility
On the same site, click "Income Eligibility." Enter Bexar County (or the property's county), household size, and gross annual income. Confirm you're at or below the limit ($110,650 for 1–4 person in Bexar).
Contact a USDA-Approved Lender
Not all lenders offer USDA loans. Find an approved lender at rd.usda.gov/programs-services/single-family-housing-guaranteed-loan-program/approved-lenders. Guild Mortgage, PrimeLending, and Veterans United all offer USDA in the San Antonio market.
USDA vs FHA: Which Is Better for San Antonio Buyers?
| Factor | USDA Loan | FHA Loan |
|---|---|---|
| Down Payment | $0 (0%) | 3.5% (580+ credit) |
| On $250K SA Home | $0 down | $8,750 down |
| Upfront Fee | 1% (financed) | 1.75% (financed) |
| Annual Insurance | 0.35%/year | 0.55%/year |
| Monthly MI on $250K | ~$73/month | ~$115/month |
| Property Location | Rural areas only | Anywhere in SA |
| Income Limit | $110,650 (Bexar Co.) | No income limit |
| Min Credit Score | 640 (lenders) | 580 (FHA) |
| Winner | ✅ If eligible & qualify | ✅ If inside SA city |
Real Cost Example: $240K Floresville Home with USDA vs FHA
✅ USDA Loan ($240K, 6.25%)
- Down payment: $0
- Loan amount: $242,400 (1% fee financed)
- Principal + Interest: $1,493/mo
- Annual fee (0.35%): $71/mo
- Est. taxes + insurance: $300/mo
- Total PITI: ~$1,864/mo
- Cash to close: ~$5,000 (closing costs only)
FHA Loan ($240K, 6.05%)
- Down payment: $8,400 (3.5%)
- Loan amount: $235,830 (1.75% fee financed)
- Principal + Interest: $1,420/mo
- MIP (0.55%): $108/mo
- Est. taxes + insurance: $300/mo
- Total PITI: ~$1,828/mo
- Cash to close: ~$13,400 (DP + closing)
USDA Advantage: Save $8,400 upfront. FHA advantage: $36/month lower payment.
Break-even: 233 months (19 years). Most buyers benefit more from USDA if buying in eligible SA suburbs.
USDA Loan San Antonio FAQs
What areas in San Antonio are eligible for USDA loans in 2026?
USDA-eligible areas near San Antonio (2026): Most of the San Antonio city core (inside Loop 1604) is NOT USDA-eligible. USDA-eligible zones include: Converse, Universal City (partially), Schertz (outer areas), Cibolo (outer), Floresville, Lytle, Natalia, Hondo, Castroville, Pleasanton, Poteet, Pearsall, Seguin (outer), New Braunfels (outer), Boerne (outer areas). Key rule: USDA Rural Development eligibility depends on the SPECIFIC property address — not just city/zip. Always verify at eligibility.sc.egov.usda.gov using the exact property address before making an offer. Properties on the edge of eligible zones are often the best deals (rural feel, USDA financing, close to SA job market).
What are the USDA loan income limits for San Antonio (Bexar County) in 2026?
USDA income limits for the San Antonio / Bexar County area in 2026: 1–4 person household: $110,650. 5–8 person household: $146,050. These are GROSS household income limits — all household income counts, not just the borrower's. Note: Income limits apply to the property's county, not where you currently live. If you buy in Guadalupe County (Schertz/Cibolo), limits are similar. If in Comal County (New Braunfels), check separately. USDA income limits increased in 2026 — more San Antonio area buyers qualify now than in previous years.
How do I check if a San Antonio area property is USDA-eligible?
To check USDA property eligibility for San Antonio: (1) Go to eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do. (2) Click "Single Family Housing" → "Property Eligibility". (3) Enter the exact property address. (4) The map will show if it's in a USDA-eligible "rural" zone (green = eligible). Important tips: Some suburban San Antonio addresses ARE eligible even though they feel suburban — USDA boundaries are based on population density, not city names. Areas near Loop 1604 and beyond toward Converse, Schertz, Cibolo, and Boerne often have eligible pockets. Properties are eligible right up to the boundary line — compare homes in eligible vs. non-eligible areas for best value.
What are the USDA loan requirements for San Antonio buyers?
USDA loan requirements for San Antonio area buyers in 2026: Credit score: 640+ (most lenders; USDA has no minimum but most lenders require 640). Income: at or below 115% of area median income ($110,650 for 1–4 person in Bexar County). Property: must be in USDA-eligible rural area (check map), must be primary residence, no investment properties. Down payment: $0 (USDA is 100% financing). USDA Guarantee Fee: 1% upfront (financed into loan) + 0.35% annual fee (monthly). DTI: 41% maximum back-end ratio. Property condition: must meet USDA property standards (similar to FHA). Occupancy: must occupy within 60 days of closing.
Is a USDA loan better than FHA for San Antonio buyers?
USDA vs FHA comparison for San Antonio buyers: USDA wins if: (1) Property is in eligible zone AND your income is under $110,650 — USDA gives $0 down vs. FHA's 3.5% ($7,350 on a $210K home). (2) Your credit is 640+ — USDA has lower mortgage insurance (0.35%/year vs. FHA's 0.55%/year MIP). (3) You want the lowest possible monthly payment. FHA wins if: (1) Property is inside San Antonio city limits (not USDA-eligible). (2) Your income exceeds USDA limits. (3) Your credit is 580–639 (below USDA lender requirements). (4) You're buying in a non-rural area. For San Antonio outer suburbs: USDA is almost always the better choice if you qualify — $0 down + lower insurance = $300–$500/month savings vs. FHA.
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