A USDA guaranteed loan lets eligible buyers purchase a home with no down payment, and much of Bastrop County is outside the areas USDA rules ineligible. If you are buying in Bastrop, Elgin, Smithville, Cedar Creek or the rural parts of the county, it is worth checking. Here is how the program works, the 2026 income limits for Bastrop County, and how to check an address.
What a USDA guaranteed loan is
The USDA Single Family Housing Guaranteed Loan Program backs mortgages made by approved private lenders to moderate-income buyers in eligible rural and suburban areas. Key features:
- No down payment required by the program. The maximum loan can equal the appraised value plus the upfront guarantee fee (7 CFR 3555.103). Lenders may add their own requirements.
- Fees for loans with commitments issued October 1, 2026 through September 30, 2027: a 1.00% upfront guarantee fee, which can be financed, and a 0.35% annual fee, which the lender may pass on to the borrower (USDA notice, September 16, 2026; 7 CFR 3555.107).
- Primary residence only, and the home must be modest, decent, safe and sanitary under USDA’s standards (7 CFR 3555.151).
Bastrop County income limits (2026)
| Household size | Guaranteed loan limit | Direct loan limit |
|---|---|---|
| 1–4 people | $153,550 | $106,800 |
| 5–8 people | $202,700 | $141,000 |
Source: USDA eligibility site, income tool for Bastrop County, run October 29 and re-checked October 30, 2026 (household sizes 1, 4, 5 and 8). These limits apply to adjusted household income, which counts income from all adult household members and subtracts allowed deductions such as dependents and child care. Your lender calculates the official figure.
USDA’s Direct loan (Section 502 Direct) is a separate program in which USDA lends directly to low-income buyers, with payment assistance that can reduce the effective rate. It has lower income limits and is applied for through USDA Rural Development rather than a private lender.
Which Bastrop County addresses qualify?
USDA publishes a map of ineligible areas; anywhere outside those areas can qualify. In a spot check on October 29 and 30, 2026, points in downtown Bastrop, the SH 71 corridor in Bastrop, downtown Elgin, downtown Smithville, Cedar Creek, Paige, McDade and Red Rock were compared with USDA’s ineligible-area map data, and none fell inside an ineligible area. Downtown Austin, as a comparison, did.
That is a spot check, not a ruling on any address. Eligibility is decided address by address, the map changes, and USDA says viewing the map is not a final determination. To check a specific home:
- Go to the USDA eligibility site and choose Single Family Housing Guaranteed, Property Eligibility.
- Enter the full address.
- Ask your lender to confirm when you have a contract; USDA makes the final determination on a complete application.
USDA vs. VA vs. FHA
If you are an eligible veteran or service member, compare a VA loan too; VA says a VA-backed purchase loan can require no down payment as long as the sales price isn’t higher than the appraised value (VA.gov), and it isn’t limited to rural areas. My VA loan guide for Bastrop County covers septic, acreage and Texas exemptions. FHA requires a down payment but isn’t limited to rural areas. A lender can price all three for the same home.
Things that trip up USDA purchases here
- Income from every adult in the household counts toward the limit, not just the borrowers.
- Wells and septic systems must meet the lender’s and USDA’s property standards, and the lender may ask for a water test or septic information. See buying a home with a well and septic.
- New construction that can’t meet USDA’s inspection and warranty requirements is limited to 90% of value.
- Timing at the start of the fiscal year. USDA notes the program often runs short of commitment authority for about a week each October.
If you need help with closing costs, a USDA loan can be paired with some state down payment assistance; see down payment assistance for Bastrop County buyers. First time buying? Start with my first-time homebuyer guide.
Is Bastrop County eligible for USDA loans?
Much of it can be. Spot checks on October 29, 2026 in Bastrop, Elgin, Smithville, Cedar Creek, Paige, McDade and Red Rock found no USDA-ineligible area, but eligibility is decided by address on USDA’s map and confirmed by USDA on a complete application.
What is the USDA income limit for Bastrop County?
For guaranteed loans, $153,550 for households of 1 to 4 people and $202,700 for 5 to 8, per USDA’s eligibility tool on October 29, 2026. The limit applies to adjusted household income.
Do USDA loans require a down payment?
No. The program allows financing up to the appraised value plus the upfront guarantee fee. For fiscal year 2027 the upfront fee is 1.00% and the annual fee is 0.35%.
Want to know which homes on your list are USDA-eligible? Send me the addresses, or call or text (512) 993-8488. I’m not a lender; I’ll connect you with USDA-approved lenders to confirm the loan side.
Written by Bre Meador, REALTOR® — All City Real Estate, Bastrop County, TX · U.S. Army veteran · TREC #835116. Last reviewed October 2026. Program figures were checked on October 30, 2026 and change; confirm with a USDA-approved lender. This is general information, not lending advice.