USDA Rural Home Loans in Towaoc, CO
USDA is the only true zero-down program in Towaoc that does not require military service. Against FHA's 3.5% minimum of $9,975, that is the entire down payment saved. The tradeoff is the $2,850 upfront guarantee fee (financed into the loan) and a $83/month annual fee — lower than FHA's mortgage insurance, and the reason USDA's all-in payment of about $1,879/month compares with roughly $1,872/month on FHA at the same price.
Is Towaoc USDA-Eligible?
Towaoc sits in Montezuma County, which contains USDA-designated rural areas under the Guaranteed Rural Housing program. Eligibility is drawn address by address rather than by city name, and the boundary can run down a single street — so we check the exact parcel on the USDA eligibility map before you write an offer. Towaoc is a smaller rural market where inventory is thin and USDA financing is often in play, and at a $285,000 median the price point sits comfortably inside what USDA underwriting supports.
Eligibility is address-specific. We'll verify your target property against the USDA map before you write an offer.
Income Limits — Montezuma County
| Household Size | 2026 Income Limit |
|---|---|
| 1-4 person | $119,850 |
| 5-8 person | $158,202 |
USDA uses adjusted household income (after allowable deductions), not gross. Some earners above these limits still qualify after deductions.
USDA Monthly Payment — Towaoc
| Typical purchase price | $285,000 |
| Down payment | $0 |
| Upfront guarantee fee (1%) | $2,850 (rolled into loan) |
| Monthly P&I | $1,796 |
| Annual fee (monthly) | $83/mo |
| Monthly total | $1,879/mo |
Comparable FHA payment: $1,872/mo. Payments land close to FHA here, but USDA needs no down payment at all — that is the real saving.
FAQs
Check USDA eligibility for Towaoc
0% down, no PMI, and the cheapest monthly payment for eligible buyers.