USDA Construction-Eligible County
Build a New Home in Union County with $0 Down — USDA Construction Loans
One loan. One closing. Land, construction, and your permanent mortgage — with no down payment for qualified buyers. Across Union County, outside Lake Butler's urban core, USDA-eligible territory lets you build instead of bidding on what's already standing.
Jim Blackburn · NMLS #1072866 · 7× Scotsman Guide Top Producer · $500M+ closed · (954) 993-1625
$0
Down Payment
USDA Guaranteed loans allow 100% financing for qualified buyers.
$119,850
Income Limit · 1–4 Person Household
$158,250 for households of 5–8. Total household income counts — not just the applicants.
No Cap
USDA Loan Limit
USDA Guaranteed loans have no set maximum — your qualifying income sets the ceiling.
1
Closing · Start to Finish
Financing locks before construction begins. No payments due until your home is complete.
Key Facts & Highlights
Key facts about the USDA construction loan in Union County
Each point below is sourced from federal or county authorities. Verify any of them directly through the linked references.
- The USDA Single Family Housing Guaranteed program allows up to 100% financing — no down payment — for qualified buyers in eligible areas of Union County. (USDA Rural Development guaranteed loan program)
- New construction is explicitly eligible: new dwellings, new manufactured homes, and site preparation costs — grading, foundation, well, septic, driveway — can all be financed. (FDIC Affordable Mortgage Lending Guide)
- USDA Guaranteed loans carry no maximum loan amount — qualifying income sets the ceiling, not a county cap. (USDA Rural Development loan criteria)
- The 2026 USDA income limit for Union County is $119,850 for a 1–4 person household and $158,250 for 5–8 — counting all adult household income. (USDA SFHGLP income limits)
- Property eligibility is determined per address on USDA's official map — eligibility can differ lot to lot, so nearby parcels can get different answers. (USDA official property eligibility lookup)
- Buyers above the income limit can build in Union County with FHA financing up to $541,287 (2026) or conventional financing up to $832,750. (HUD FHA mortgage limits · FHFA conforming loan limit values)
- Union County permits and inspections run through the county; deeds record with the Clerk of the Court. (Union County government · Clerk of the Court official records)
How It Works
The One-Time Close: land + build + mortgage in a single loan
Around Lake Butler and the towns and acreage beyond it, buyers keep looking outward for buildable land — and that's exactly the territory where the USDA One-Time Close works. It wraps your land purchase, construction costs, and 30-year mortgage into one closing, before the first shovel hits dirt. Every file is guided personally by Jim Blackburn, NMLS #1072866.
One closing, start to finish
Lock your financing before construction begins, close once, and convert automatically to a standard 30-year mortgage when the home is done. Site-built, modular, and new double-wide manufactured homes may all qualify.
Honest expectations
Construction loans have more moving parts than a standard purchase: your builder must be registered, draws are paid only for completed work, and no work can begin before closing. We walk both you and your builder through every step.
Where It Works
Which parts of Union County may qualify
USDA draws its eligibility lines by neighborhood, not by county or ZIP code — so the answer always comes down to the exact address. Broadly: Lake Butler's urban area is the county's main exclusion, and eligibility resumes quickly beyond it.
City-by-city eligibility picture
Largely Eligible
RaifordWorthington Springs
Partially Eligible
Lake Butler
Eligibility lines run through the urban core and its fast-growing edges — some addresses qualify, others don't. This is where verifying the exact lot matters most.
Based on the official USDA eligibility map. Final determination is always per-address — check yours below.
Why buyers pick USDA in Union County
- No down payment for qualified households
- Guarantee fee typically costs less monthly than FHA mortgage insurance
- New construction and new manufactured homes are eligible
- Site work — well, septic, grading, driveway — can be financed
- Seller or builder can contribute up to 6% toward closing costs
For Those Who Serve
Military or veteran? You may have two $0-down ways to build in Union County
USDA eligibility is about the place — VA eligibility is about the person. Veterans, Guard, and Reserve members live in every corner of Union County, and your VA benefit travels with you. If you have VA eligibility and you're building in a USDA-eligible part of the county, both zero-down construction programs may be on the table.
| At a glance | USDA Construction Loan | VA Construction Loan |
|---|---|---|
| Down payment | $0 | $0 |
| Where you can build | USDA-eligible areas only (address-by-address) | Anywhere — including inside Lake Butler |
| Household income cap | Yes — 115% of area median income | None |
| Debt-to-income approach | Guideline ratios apply; some flexibility with strong compensating factors | Significantly higher DTI possible — no fixed cap; qualification is driven by residual income |
| Loan limit | No set maximum | None with full entitlement |
| Program fees | Upfront guarantee fee + annual fee (both can be financed) | One-time funding fee — waived for veterans with service-connected disability |
| Who can use it | Anyone within the income limit | Eligible service members, veterans & surviving spouses |
When USDA tends to fit
Your household income is within the county limit, your target address is in an eligible area, and your debt ratios are comfortable. Non-military buyers: this is your zero-down path.
When VA tends to fit
Your income is above the USDA cap, or your debt-to-income ratio is the hurdle — VA allows a significantly higher DTI than USDA, because qualification is driven by residual income rather than a fixed ratio cap. Also the fit if you want to build inside Lake Butler, or your funding fee is waived due to a service-connected disability.
When you qualify for both
That's a good problem. We run both programs side-by-side on your actual numbers — income, debts, the parcel you're eyeing — so you can choose with the full picture in front of you.
Program guidelines, fees, and qualifying standards are set by USDA and VA and are subject to change. This comparison is general information, not a loan offer or approval. Your scenario is reviewed individually.
Does your address qualify?
Eligibility lines cut through neighborhoods — two homes on the same road can get different answers. Check yours against the official USDA map right now.
Preliminary result only — final determination is made by USDA per exact address. Prefer to check it yourself? Use the official USDA eligibility lookup.
Common Questions
Union County USDA construction loan FAQ — 81 answers from the guidelines
Sourced from the USDA handbook and construction program guides, localized to Union County. Reviewed by Jim Blackburn, NMLS #1072866. Click any question.
Program Basics5 Q
What loan terms does USDA offer in Union County?
30-year fixed — that's the program. No ARMs, no balloons: one fully amortizing fixed-rate structure for every Union County USDA loan.
Do I have to be a U.S. citizen to get a USDA construction loan in Union County?
You must be a U.S. citizen, a U.S. non-citizen national, or a qualified alien. Non-citizens legally admitted to the U.S. document their status with their USCIS number, and the lender verifies legal residency as part of the file. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do I have to live in the home, or can it be a rental or vacation property on a USDA construction loan in Union County?
USDA is primary-residence only, for the life of the loan. Rentals, vacation homes, and investment properties are ineligible — the program exists to put owner-occupants in rural homes. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Are USDA construction loans available in my state in Union County?
The USDA program operates in all 50 states. Our team serves borrowers in every state except Massachusetts and New York, and eligibility comes down to the property in Union County location and your household income — not which state you live in today.
What loan terms are available — can I get a 15-year USDA loan or an ARM in Union County?
USDA Guaranteed loans are 30-year fixed only. No ARMs, no balloons, no negative amortization, no terms under 30 years — and you can always pay it down faster voluntarily since there's no prepayment penalty. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Property, Land & Site12 Q
Can I build a barndominium, modular home, or manufactured home with a USDA construction loan in Union County?
Modular homes are treated the same as site-built and are fully eligible. New manufactured homes are eligible under the program's manufactured housing provisions. Barndominiums come down to appraisal: the home in Union County must be predominantly residential in design with adequate comparable sales — some markets support them, some don't.
Can the USDA loan pay to run utilities to my land in Union County?
Yes — electric service to the site, water system or tap, septic or sewer connection, and gas/propane connection are all standard budget line items. Raw land with no utilities is a completely normal starting point for this program. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do site condos or new subdivisions in Union County qualify with a USDA construction loan?
New construction in eligible Union County areas qualifies, including homes in new subdivisions around Lake Butler — the address test applies to each lot.
Can I use a USDA construction loan to buy a spec home my builder already started in Union County?
No — homes a builder started on speculation aren't eligible, because no work may exist before your closing. A finished spec home is simply a regular USDA purchase, which we also do. The construction loan is specifically for a home built for you, under your contract, from dirt. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Is there an acreage limit on USDA construction loans in Union County?
No acreage limit. The property just needs to be predominantly residential in character and typical for the area as supported by the appraisal and comparable sales. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Which parts of Union County are USDA-eligible?
Broadly: Lake Butler, Raiford, and Worthington Springs sit largely in eligible territory, while the urbanized core around Lake Butler is excluded. The exact answer is always per-address. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can eligibility maps change on a USDA construction loan in Union County?
Yes — USDA reviews eligibility areas periodically using census data. An eligible Union County address today is locked for your loan once you're under contract and approved, but maps can shift for future buyers.
Can I buy a condo, townhome, or duplex with a USDA loan in Union County?
Townhomes: yes. Condos: yes, if the project in Union County is approved or accepted by HUD/FHA, VA, Fannie Mae, or Freddie Mac. Duplexes: one unit of a duplex can qualify. Full multi-unit investment properties do not.
If I own my land in Union County free and clear, does that count as my down payment or equity with a USDA construction loan?
Effectively, yes. The appraisal values the completed home including your land in Union County, so owned land builds instant equity into the transaction — often meaning the loan amount is comfortably below the finished appraised value.
Can I have a home business, hobby farm, or garden on a USDA-financed property in Union County?
Yes — home-based operations like childcare, product sales, or craft work that don't require specialized facilities are allowed, and personal gardens and hobby farms are explicitly permitted. What's prohibited is property designed principally for income production. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How do I know if my land in Union County is in a USDA-eligible area?
USDA publishes an interactive eligibility map — enter the address or parcel location and it tells you instantly. Shaded areas are ineligible; everything else qualifies. We run this check on every lot before you commit to anything. In Union County — including around Lake Butler and Raiford — the same guideline applies.
My land has a loan on it — can the USDA construction loan pay it off in Union County?
In many cases the balance on your lot in Union County loan can be paid off and rolled into the construction loan at closing, as long as the total stays within the appraised value of the completed home. We'll structure this during pre-approval.
Income & Limits8 Q
How is household size defined for a Union County USDA loan?
Everyone who will live in the Union County home: borrowers, children, extended family — the count that picks your income limit tier ($119,850 vs $158,250).
How does USDA count a new job for Union County buyers?
Stable, documented employment income can qualify without a long history when continuity is likely — common for buyers relocating to Union County for work near Lake Butler.
Is there a minimum income for a USDA loan in Union County?
No minimum — the question is whether your repayment income supports the payment on the Union County home you want, within ratio guidelines.
What income deductions does USDA allow in Union County?
$480 per minor child, documented childcare costs, deductions for elderly households and disability expenses — these regularly pull Union County families back under the limit.
Can self-employed income qualify for USDA in Union County?
Yes — typically with two years of returns; Union County tradespeople, farmers' market vendors, and small business owners qualify regularly.
What's the difference between annual and repayment income for a Union County USDA loan?
Annual (household) income tests the county limit; repayment income — just the borrowers' qualifying income — sizes the loan. A Union County file can pass one and be shaped by the other.
Does child support count toward USDA income limits in Union County?
Received child support counts toward household income; it can also count as repayment income with documented, reliable receipt. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do students' incomes count for USDA in Union County?
Full-time students 18+ (other than a borrower/spouse) contribute only a small capped amount toward household income — relevant for Union County families near campus communities.
Credit & Ratios6 Q
I had a bankruptcy or foreclosure in the past — can I still get a USDA construction loan in Union County?
Often yes. A GUS 'Accept' recommendation doesn't automatically require seasoning documentation, and for manually underwritten files the key window is 36 months since a foreclosure, bankruptcy, deed-in-lieu, or short sale — with credit exceptions possible for circumstances that were temporary and beyond your control. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Will one late payment kill my USDA application in Union County?
No — underwriting reads patterns, not single events. A stray late inside an otherwise clean Union County file is context, not a verdict.
How much debt can I have and still qualify (what are the DTI limits) on a USDA construction loan in Union County?
The standard USDA benchmarks are a 29% housing ratio (PITI) and 41% total debt ratio. Ratio waivers up to 32%/44% are possible with a validated 680+ credit score and a compensating factor such as reserves or strong employment history. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Does my spouse's debt count against me if they're not on the USDA loan in Union County?
In community property states, a non-purchasing spouse's debts are generally included in your ratios unless excluded by state statute. In other states, only debts belonging to borrowers on the loan are counted. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I get a USDA loan in Union County after foreclosure?
Yes, generally after a three-year waiting period, with rebuilt credit — and extenuating circumstances can shorten the path for some Union County buyers.
What credit score do I need for a USDA loan in Union County?
USDA sets no absolute minimum. Around 640, files flow through GUS automation cleanly; below that, manual underwriting with compensating factors can still approve a Union County loan.
Construction & Builders16 Q
Who inspects the construction while my home in Union County is being built with a USDA construction loan?
Independent inspections are performed at each draw stage to confirm the work matches the plans and budget before funds are released, with a final inspection and certificate of occupancy before the loan converts to your permanent mortgage. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How detailed does the builder's cost breakdown have to be on a USDA construction loan in Union County?
Every single line item must show either a budgeted dollar amount or a designation explaining why it doesn't apply. Major items marked 'included' still must show the dollar amount being included — a zero or a blank is not acceptable. We review it line by line with your builder before submission because an incomplete form is the most common cause of delay. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What is a USDA One-Time Close (single-close) construction loan in Union County?
One-Time Close means exactly that: one application, one approval, one closing, one set of closing costs. You close before construction starts, the home in Union County gets built, and the loan automatically becomes your permanent 30-year fixed mortgage when it's done — no second closing and no re-qualifying.
What plans does the lender need before closing on a USDA construction loan in Union County?
A complete set of blueprints signed by both the builder and you. Signed plans lock in exactly what's being built — they drive the appraisal, the cost breakdown, and the inspections, so changes after signing are the enemy of your timeline. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How is a USDA construction loan different from a regular construction loan at a bank in Union County?
Traditional construction loans usually require 10–20% down, two closings, and re-qualification before the permanent mortgage. A USDA One-Time Close requires $0 down, a single closing, and your permanent loan terms are set from day one — even before the first shovel hits the dirt. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What happens if my builder walks off the job or goes out of business mid-build on a USDA construction loan in Union County?
This is exactly why builder registration and staged draws exist: the builder is vetted upfront, and funds are only released for completed, inspected work — so the money for unfinished stages is still protected. A replacement registered builder can be brought in to complete the project in Union County.
How is a to-be-built Union County home appraised with a USDA construction loan?
On an as-completed basis: the appraiser values your plans on your lot as finished, using Union County comparable sales — that's how land, site work, and construction fit one loan.
Can first-time homebuyers use a USDA construction loan in Union County?
Absolutely — and it's one of the best-kept secrets for first-time buyers. The program is not limited to first-timers, but $0 down plus one closing makes building a first home realistic for buyers who don't have a large down payment saved. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What happens if construction goes over budget on a USDA construction loan in Union County?
That's what the contingency reserve is for — up to 10% of the cost can be set aside from loan funds to absorb overruns. Beyond that, change orders are negotiated with the builder, which is also why a fixed-price contract matters. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What is a Description of Materials form on a USDA construction loan in Union County?
A standardized specification form detailing the materials and finishes going into your home in Union County, signed and dated by both builder and borrower. It's how everyone — appraiser, inspector, lender — agrees on what 'finished' means before the first board is cut.
Can my builder get registered if they aren't already — and how long does that take on a USDA construction loan in Union County?
Yes — most established builders can complete registration quickly, typically while the rest of your file is being processed. We send them the package and walk them through it, so it rarely adds time to the deal. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How does a USDA construction loan work in Union County?
One-Time Close: land, construction, and your 30-year mortgage close together before work begins on your Union County build. Draws pay the builder for completed work; the loan converts automatically at completion.
Are subcontractor bids required on a USDA construction loan in Union County?
Bids for foundation, well, and septic work are collected when applicable. They substantiate the cost breakdown numbers — evidence that the budget reflects real quotes, not guesses. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I really build a brand-new home with $0 down using a USDA loan in Union County?
Yes. In Union County, The USDA program allows 100% financing based on the appraised value of the completed home, so qualified borrowers can build new construction with no down payment. Closing costs can often be financed too, keeping out-of-pocket cash to a minimum.
Can I be my own general contractor or self-build with a USDA construction loan in Union County?
Generally no — owner-builders are not permitted on the One-Time Close program. Construction must be performed by a registered, licensed builder under a fixed-price contract. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I finance well and septic on rural Union County land with a USDA construction loan?
Yes — well, septic, grading, and driveway are financeable inside the loan. Outside Clayelectric's service area, Union County builds around Lake Butler typically use private well and septic, permitted through the county health department and the water management district.
Manufactured & Modular4 Q
How are draws staged on a manufactured home build on a USDA construction loan in Union County?
In broad strokes: the factory invoice at the front end, a major draw when the home in Union County is delivered and set on the foundation, and the balance as site work reaches 100% completion — with the final holdback released at the end. Fewer, bigger milestones than a stick-built schedule.
What is an MCO or MSO on a manufactured home on a USDA construction loan in Union County?
The Manufacturer's Certificate of Origin — essentially the factory title document for the home. It's collected during the process and delivered to the settlement agent when the unit is paid off, then retired as the home becomes real property on your land in Union County.
Can I use a gift of equity on a manufactured home on a USDA construction loan in Union County?
No — gifts of equity are not allowed on manufactured home transactions under this program. Cash gifts that are properly sourced and documented remain fine; it's specifically equity gifts that are excluded on manufactured. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Is an engineer's certification required for a manufactured home foundation on a USDA construction loan in Union County?
Yes — a site-specific certification of the foundation plans, stamped by an engineer licensed in your state, confirming the design meets the HUD permanent foundation standards. It's a required checklist item, and your retailer or builder handles obtaining it. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Fees, Money & Timing10 Q
Do USDA loans have mortgage insurance (PMI) in Union County?
Not PMI in the conventional sense. USDA uses a 1% upfront guarantee fee (financeable) and a 0.35% annual fee — a structure that usually totals meaningfully less per month than FHA mortgage insurance or conventional PMI at low down payments. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Why can't the builder get reimbursed for materials sitting on site on a USDA construction loan in Union County?
Because draws fund verified work in place — materials are credited once they're installed or, in defined cases, delivered and documented. It prevents the nightmare scenario of paid-for materials walking off an unfinished site. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can anyone put a lien on my property during construction on a USDA construction loan in Union County?
Protecting clear title is exactly what the draw-inspection-title-update system is designed for: no other liens may attach to the property in Union County before conversion. Verified draws mean paid subs, and paid subs mean no mechanic's liens. It's one more reason the structure exists.
What Florida-specific taxes hit a Union County closing with a USDA construction loan?
Documentary stamps on the note (0.35%) and intangible tax (0.20%) — Florida line items every Union County closing carries, both shown in our calculator's worksheet.
Are there prepayment penalties on USDA loans in Union County?
None. You can make extra principal payments, pay biweekly, or pay the loan off entirely at any time with zero penalty. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What closing costs should I expect on a USDA construction loan in Union County?
The standard stack — lender fees, title, appraisal, Florida doc stamps and intangible tax, prepaids — plus the guarantee fee. Our Closing Cost Calculator shows a full hypothetical Union County worksheet.
What is the USDA upfront guarantee fee and can it be rolled into the loan in Union County?
USDA charges a one-time upfront guarantee fee — currently 1% of the loan amount — that funds the program. It can be financed into the loan on top of the appraised value, paid with personal funds, or covered by seller concessions. In Union County — including around Lake Butler and Raiford — the same guideline applies.
When do I choose my closing and completion dates on a USDA construction loan in Union County?
At the project in Union County calculation stage — anticipated closing and completion dates are inputs that drive the construction term selection, which in turn affects the loan structure. We set dates with cushion built in, because optimistic timelines are the most expensive kind.
What are 'construction soft costs' on a USDA construction loan in Union County?
The non-hammer-and-nails costs of the project in Union County: construction administration, underwriting, inspections, and interim financing — all budgeted into the project cost. Under agency guidelines they don't count against your seller-concession caps, because they're project costs rather than your closing costs.
Is sales tax included in the price of the home on a USDA construction loan in Union County?
Yes — any sales or excise tax the builder or retailer will incur must be included in the base home price from the start. Taxes discovered late blow up budgets; taxes included early are just another line item. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Process, Docs & Underwriting12 Q
Can I transfer an appraisal from another lender to save money on a USDA construction loan in Union County?
No — appraisal transfers are not accepted on the construction program. The appraisal must be ordered fresh with your final plans, specs, and builder contract, because the as-completed value is only as good as the documents it's based on. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do my credit report or appraisal expire while the home is being built on a USDA construction loan in Union County?
No — this is a signature advantage of the One-Time Close. Once your loan closes, there is no expiration on credit documents or the appraisal. The build proceeds on the builder's timeline without your qualification aging out. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can non-citizens get a USDA loan in Union County?
Qualified aliens with eligible immigration status can — permanent residents and certain visa holders in Union County qualify routinely.
Why did my other lender say USDA takes forever in Union County?
Because most lenders touch a USDA file twice a year. Teams that run the program daily — ours closes them across Florida including Union County — hit normal contract timelines.
What happens if my final numbers shift slightly at the closing table on a USDA construction loan in Union County?
Small favorable differences are applied as a minimal principal reduction at closing — the loan amount ticks down rather than cash coming back to you. Borrowers cannot receive cash back from a construction transaction. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I use USDA to buy and renovate in Union County?
Purchase-with-repairs options exist; for major work, the construction path is usually cleaner. We match the Union County project to the right structure.
I earn variable or hourly income with overtime — how is that documented on a USDA construction loan in Union County?
Variable income may require additional documentation covering pay raises, bonuses, and any gaps, so the underwriter can establish a stable average. Bring us your last two years of history and we'll calculate your qualifying income the way the underwriter will. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Is my USDA construction loan treated as a purchase or a refinance in Union County?
If you're purchasing the lot at closing, USDA treats the transaction as a purchase. If you already own the land, the structure adjusts accordingly — either way it's one closing, and we handle the classification behind the scenes. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I stack down payment assistance (DPA) on top of a USDA construction loan in Union County?
No — DPA programs are not permitted with the One-Time Close construction product. The good news: with USDA's 100% financing, the down payment DPA would normally cover is already $0. In Union County — including around Lake Butler and Raiford — the same guideline applies.
I'm relocating to Union County for work — can I use USDA?
Yes — relocation buyers with documented continuing employment use USDA constantly; eligible communities like Lake Butler sit within commuting range of Lake Butler's employers. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Why do I have to sign IRS Form 4506-C on a USDA construction loan in Union County?
Form 4506-C authorizes the lender to verify your tax return information directly with the IRS. It's required on every loan in the program — a standard fraud-prevention step, not a sign of any problem with your file. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do I need USDA's approval in addition to the lender's approval in Union County?
Yes — two green lights. The lender underwrites your file, then submits it to USDA Rural Development, which issues a Conditional Commitment confirming the government guarantee. Both happen before closing; we manage the hand-off. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Comparisons6 Q
What is an interest reserve, and does USDA use one in Union County?
An interest reserve is a conventional-loan feature where lot equity can be set aside to cover interest payments during construction. USDA doesn't need it — the holdback account structure serves the same keep-your-monthly-cash-flow-intact purpose automatically. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do doctors or high earners in Union County use USDA?
Usually not — the household income cap ($119,850) excludes most high earners, who route to conventional or physician programs instead. USDA is deliberately a moderate-income program. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I build a second home or vacation home with any USDA One-Time Close program in Union County?
Not with USDA — it's primary residences only. A conventional OTC can finance second homes, typically with a down payment and higher credit requirement. If a vacation build is the mission, we'll map the conventional path for you. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Which is faster in Union County — USDA or FHA?
FHA skips USDA's state-office review step, so it's marginally faster on paper — but a well-run Union County USDA file hits normal contract timelines. Speed is about the team, not the program.
How do construction-period payments compare across FHA, VA, and USDA in Union County?
FHA and VA borrowers make no payments during construction, with interim costs handled through the builder's side of the budget. USDA handles it through the funded holdback account swept monthly. Either way, the design goal is the same: you aren't paying a mortgage and rent simultaneously during the build in Union County.
Is the draw inspection process the same on every program on a USDA construction loan in Union County?
Essentially yes — every program funds draws only on verified completed work, checked by independent third-party inspection against the cost breakdown. The programs differ on money terms; the discipline of verified progress is universal. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Refinance & Rehab2 Q
Can I refinance out of a USDA loan into a conventional loan once I have equity in Union County?
Yes — nothing locks you in. Once your equity and profile support it, refinancing to conventional can eliminate the annual fee. Whether that math wins depends on your remaining fee, new terms, and closing costs; it's a calculation we can run with you anytime. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What is a USDA Streamlined-Assist refinance and who qualifies in Union County?
It's USDA's simplest refinance: no new appraisal for most files, no credit or DTI review beyond a 6-month mortgage payment verification, and it just has to save you at least $50 per month in total payment. Existing USDA borrowers current on their loan are the audience. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Build Resources
Union County offices you'll actually use during a build
Every link below points to the official county or state authority — the same offices your builder, surveyor, and closing agent will work with.
Permits & Inspections
Building & Permitting
Building permits, inspections, and fees for a new-construction home in Union County.
unioncounty-fl.gov Zoning & Land Use
Planning & Zoning
Zoning, land-use, and setback rules that shape what you can build on your lot.
unioncounty-fl.gov Parcels & Values
Property Appraiser
Parcel search, GIS maps, and property records for every lot in the county.
union.floridapa.com Parcel Maps
GIS / Parcel Map
Locate a parcel, confirm boundaries, and check the lay of the land before you buy.
union.floridapa.com Septic Permits
Health Dept — Septic
Onsite sewage (septic) permitting for rural lots without sewer service.
union.floridahealth.gov Well Permits
Water Management District
Well permitting for parcels served by private water.
mysuwanneeriver.com Deeds & Records
Clerk of the Court
Deed recording and official records once your land purchase closes.
unionclerk.com Utilities
Utilities
Power and water service where available; most rural builds use private well + septic.
clayelectric.com County Directory
Every Union County office & resource — verified links
Beyond the build offices above: the county's full civic directory. Moving here means knowing these.
Families
School District
Schools, zoning, and enrollment — the #1 question for relocating families.
union.k12.fl.us Business
Chamber of Commerce
Local business network and relocation resources.
Contact us for the current office link. Explore
Visitors Bureau
What living here actually looks like — parks, trails, and events.
naturalnorthflorida.com News
Local Newspaper
The county's news of record.
Contact us for the current office link. Local Pulse
What's happening in Union County
USAFacts · 2026-07-07
What is the unemployment rate in Union County, FL right now?
Local employment conditions affect housing demand and the financial stability of potential homebuyers in the area.
USAFacts · 2026-07-21
Is Florida's population growing or shrinking?
Population trends indicate long-term housing demand and development opportunities throughout Florida including Union County.
Updated automatically — sources are original local publishers.
Ready to build with $0 down in Union County?
Jim Blackburn (NMLS #1072866) has guided more than $500M in closed loans. Get a straight answer on your land, your builder, your income calculation, and your full set of options.
USDA Construction Loans by Florida County
Alachua CountyBaker CountyBay CountyBradford CountyBrevard CountyBroward County *Calhoun CountyCharlotte CountyCitrus CountyClay CountyCollier CountyColumbia CountyDeSoto CountyDixie CountyDuval CountyEscambia CountyFlagler CountyFranklin CountyGadsden CountyGilchrist CountyGlades CountyGulf CountyHamilton CountyHardee CountyHendry CountyHernando CountyHighlands CountyHillsborough CountyHolmes CountyIndian River CountyJackson CountyJefferson CountyLafayette CountyLake CountyLee CountyLeon CountyLevy CountyLiberty CountyMadison CountyManatee CountyMarion CountyMartin CountyMiami-Dade County *Monroe County *Nassau CountyOkaloosa CountyOkeechobee CountyOrange CountyOsceola CountyPalm Beach CountyPasco CountyPinellas County *Polk CountyPutnam CountySanta Rosa CountySarasota CountySeminole CountySt. Johns CountySt. Lucie CountySumter CountySuwannee CountyTaylor CountyUnion CountyVolusia CountyWakulla CountyWalton CountyWashington County
* No USDA-eligible areas — see VA and FHA construction options for these counties.
USDA eligibility is determined solely by USDA Rural Development based on property location and household income — verify any address at the official USDA eligibility lookup. VA eligibility is determined by the Department of Veterans Affairs. Income limits, loan limits, and program guidelines reflect published 2026 figures and are subject to change. This page is educational and is not a commitment to lend or a guarantee of approval.