FY2025 USDA loan income limits for Van Buren County.
Van Buren County is tied for #11 out of 95 listed areas in Tennessee for USDA Guaranteed loan income limits, sharing that limit with 84 other areas. The Direct loan limit of $59,900 is 11% below the Tennessee average of $67,228. The Guaranteed loan limit of $119,850 is 1% below the state average of $121,134.
USDA Direct Loans are intended for low- and very-low-income applicants. Direct loans are processed by the USDA and are tailored for people with incomes typically below 80% of the median income in their area.
USDA Guaranteed Loans are more accessible to a broader range of incomes and are processed by local lenders. They are suited for moderate-income families and typically support incomes up to 115% of the median income in their area.
| Topic | USDA Direct Loan | USDA Guaranteed Loan | Conventional Mortgage |
|---|---|---|---|
| Income limits | Yes, low income | Yes, moderate income | No |
| Who holds the loan? | USDA | Private lender | Private lender |
| Interest rate | As low as 1% with subsidy | Market rate | Market rate |
| Mortgage insurance | None | 1% upfront, .35% annually | Yes, if less than 20% down |
| Down payment | $0 depending on assets | $0 | Minimum 3% |
| Loan term limits | as long as 38 years | 30 years | 30 years |
| Credit requirement | ≥ 640 If lower, additional tradeline documentation is required | ≥ 640 | ≥ 620 |
| Primary residence | Yes | Yes | No |
| New construction | Yes | Yes | Yes |
| Geographical restriction | Yes, rural only | Yes, rural only | No |
| Homebuyer education required? | Yes | No | No |
| Home inspection required? | Yes and full report sent in | No | No |
| Avg. time to loan pre-approval / COE | Varies state to state | 1-3 days | 1-3 days |
| Subsidy recapture | Sometimes | No | No |
| Income generating property | No | No | Yes |
For FY2025, the listed income limit is $59,900 for a USDA Direct loan and $119,850 for a USDA Guaranteed loan.
For a household of 5 or more, the FY2025 limit is $79,100 for a Direct loan and $158,250 for a Guaranteed loan.
Not necessarily. The borrower must meet applicable income and underwriting requirements, and the property must be located in an area USDA designates as eligible.
USDA eligibility generally considers annual household income before taxes, with program rules governing which household members, income sources, and allowable deductions count. Confirm your calculation with USDA Rural Development or an approved lender.
Compare USDA income limits with other listed areas in Tennessee.