Maybe we are biased by living and working in the area, but Brunswick County offers such variety on the coast of NC. Just a quick look will see the facts prove it true though. Choices include living at the beach, championship level golf communities, peaceful island life, country roads, or living just outside Wilmington. Ok, maybe you knew this already but what most don’t realize is that all of Brunswick County is USDA eligible. That’s right! No money down USDA 30 Year Fixed financing is available for all of Brunswick County. Also it is NOT just for small houses, very low income, or farms. Brunswick County USDA loans lend to $424,100 on a primary residence.
Brunswick County USDA Loan Benefits
USDA loans are split into two main categories: Direct and Guaranteed Loans. USDA Direct loans are for low income and provide opportunity for an opportunity for subsidized housing payments. This is only offered directly through a local USDA office. Although, this article discusses the USDA Guaranteed home loan offered through mortgage lenders. USDA Rural Development Guaranteed loans offer 100% financing at a low 30 year fixed interest rate. Actually that is the only term offered, so buyers don’t have to worry about an adjustable rate or payment. So couple USDA loans with very low Brunswick County property taxes, then you get very affordable living.
USDA Low PMI and Funding Fee
When buyers put down less than 20% down payment, mortgage insurance is usually required. Mortgage insurance is in the form of up-front, monthly, or both. USDA loans have performed well enough so that it is able to offer one of the best options available. The up-front funding fee is only 1% of the amount financed. Additionally, it is automatically financed on top of the loan amount. Furthermore the mortgage insurance rate, which USDA calls an Annual Fee, is only .35%. Compare USDA with other popular mortgage fees below. All figures assume a 30 year fixed term and minimum down payment required for each program.
Brunswick County USDA Income Limits are Liberal
Yes, there is an income limit. But USDA household income limits are very liberal. Keep in mind that USDA requires all household member income must be included in this maximum. So even if there is a 19 year old working a part time job while in the home, it must be counted. It does not mean all household members need to be on the mortgage or deed. This is just for calculating maximum household income.
Brunswick County USDA Income Limits
1 – 4 People = $75,650
5 + People = $99,850
Plus there are other ways to exceed these USDA income limits. One way to exceed the limit is based on number of children under 18 years old. There is $480 allowed per child living in the home used to increase the limit. So if there are 4 people in the home and 2 are children under 18, the income limit is $76,610. This is figured by adding $75,650 plus $980 for the 2 children. Another way is adding documented childcare expenses such as daycare. Therefore if a family pays $6000 per year in daycare, the income limit may be increased by this amount. Finally, medical expenses for disabled household members could potentially help get within the income limits. Learn more details in our article “How to exceed the USDA Household Income Limits“. So as you can tell, USDA safely allows middle income America to buy with no money down!
USDA Eligible towns in Brunswick County include Caswell Beach, Holden Beach, Ocean Isle Beach, Sunset Beach, Long Beach, Yaupon Beach, Bald Head Island, Oak Island, Boiling Spring Lakes, Northwest, Southport, Belville, Bolivia, Calabash, Carolina Shores, Caswell Beach, Leland, Winnabow, Navassa, Southport, St James, Varnamtown, Lockwood Folly, Northwest, Shallotte, Town Creek, Waccamaw, Ash, Supply.
Brunswick County Local OVM Financial Loan Officers
Let’s go into a little more detail for some of the most popular towns that Brunswick County USDA loans help buyers.
Southport NC USDA No Money Down
Southport is the quintessential small, quaint, coastal town. It was even chosen as the backdrop for the movie Safe Haven. Southport has a great mix of historic homes plus lots of new construction. So it meets the needs of a diverse group. A large portion of Southport is made up of retired senior citizens. Plus Southport is a unique tourist destination because of its local shopping, awesome restaurants, and don’t forget the 4th of July fireworks celebration! Buying a home in Southport does not require a large down payment so check into a USDA loan in Southport NC.
Leland NC USDA No Money Down
I know it is hard to believe, but no money down is available for homes in Magnolia Greens, Brunswick Forest, and Waterford. Leland is just across the bridge from Wilmington. So Leland offers the benefit of being a few minutes from lots of employment opportunities. Additionally it is an easy drive to movies, dining, and shopping. Over the last decade or so, Leland has gone through huge expansion. The before mentioned neighborhoods have expanded to the size of small towns. There are future plans so that Leland residents don’t have to cross the bridge for shopping and dining. Finally, living in Leland means a few minute drive to local beaches. So ask us about buying a home in Leland NC with no money down Brunswick County USDA loans.
Shallotte NC USDA No Money Down
Shallotte is just a few minutes north of Myrtle Beach and Little River. One can live in Shallotte and be right in the middle of quiet beaches, Calabash seafood, lots of golf courses, and more! Recently there has been lots of new home subdivisions being built to keep up with the demand. Using a USDA loan allows the ability to live affordably while living in coastal luxury!
Oak Island NC USDA No Money Down
Oak Island has been going through a transformation over the years with tremendous new construction. The quiet beach town, like many others, went through a tough period in the recession with lots of foreclosures and short sales. But it has recovered nicely and buyers still look for the peaceful beach living that Oak Island has to offer. Buying a home with no money down is possible with an Oak Island USDA loan. Not sure? Take a visit for the day or vacation for a week. Enjoy an evening watching over turtle nests or just experience a quiet day on the beach!
Bolivia NC USDA No Money Down
Bolivia is a very small town but it is the Brunswick County seat. Its central location and access to Hwy 17 makes it a great place to live. Hwy 17 connects Wilmington and Myrtle Beach, plus goes straight through Bolivia. There are lots as low as $8,000 but there are also high end new homes. Popular neighborhoods include Winding River, Riversea Village, Brunswick Vineyard Estates, and Sandy Branch Retreat. Buying a home under the price of $424,100 could use a no money down Bolivia USDA loan.
Holden Beach, Ocean Isle Beach, Sunset Beach NC USDA No Money Down
It is something how many times I hear people say they grew up vacationing at Holden, Sunset, or Ocean Isle Beaches. We sure did. These, like all of the Brunswick Beaches, are quiet beach towns. Now USDA loans will not finance the $1,000,000 beachfront vacation homes. But USDA will finance a primary residence in these Brunswick beaches up to the USDA limit of $424,100! If living on the island is not for you, there are lots of nice subdivisions and golf course communities on the mainland across from the beaches. This is more typical lending for USDA loans. So when considering a primary residence at the beach, maybe keep the retirement funds in place and use Brunswick County USDA!
Calabash NC USDA No Money Down
Seafood capital of the world! It even has a seafood cooking style named after the town – Calabash-style seafood. Large crowds travel from Myrtle Beach to taste authentic Calabash seafood fresh from the boats. Calabash gives visitors the experience of a small coastal fishing village. One can even take a day fishing trip to get an idea what it feels like to pull in a big one. Restaurants with a long tradition include Beck’s Restaurant and Ella’s of Calabash. Calabash real estate includes manufactured homes to waterfront homes. Brunswick County USDA loans create an affordable opportunity to purchase a townhome, single family home (not manufactured), or even an approved condo.
Author: Russell Smith
Team Move OVM Financial loan officer success is Russell’s primary focus. He provides the tools and techniques he used as a top producing loan officer. Additionally he offers the Team Move OVM Financial Agent Training Program. Sharing is so important to Russell so he works diligently to be a resource to loan originators and Realtors.