Home financing in Glenn County.

A home loan — also called a mortgage — is money a lender lets you borrow to buy or refinance a property. You pay it back over time, usually 15 to 30 years, with interest. The home itself is the collateral, meaning the lender can take it back if you stop making payments.

There are several common loan types:

• **Conventional loans** — offered by banks and credit unions, usually require good credit and a down payment of 3–20%.

• **FHA loans** — insured by the federal government, allow credit scores as low as 580 and down payments as low as 3.5%. Popular with first-time buyers.

• **USDA Rural Development loans** — because most of Glenn County qualifies as rural, many buyers here can access USDA loans with zero down payment and competitive rates.

• **VA loans** — for eligible veterans and active-duty service members, no down payment required.

• **ITIN loans** — offered by select lenders and credit unions for borrowers who do not have a Social Security number but do have an Individual Taxpayer Identification Number (ITIN).

The loan type that fits you best depends on your income, credit, immigration status, and the property itself. A local lender or housing counselor can help you figure out which door to walk through first.

Glenn County is one of California's smaller, agriculture-driven counties. The economy runs on row crops, almonds, rice, and livestock — meaning many residents earn income as seasonal farmworkers, independent farm contractors, owner-operators of small agricultural businesses, or self-employed tradespeople.

This matters because most mortgage underwriting was designed around salaried employees with W-2s.

If you earn differently, you need a lender who understands your income type.

**General eligibility factors lenders look at:**

• **Credit score** — FHA allows scores from 580; USDA and conventional typically prefer 620 or higher. Some ITIN lenders focus more on payment history than a traditional score.

• **Income stability** — Lenders want to see consistent income over at least two years. Self-employed borrowers typically provide two years of tax returns. Seasonal workers may need to show a history of returning to the same type of work.

• **Debt-to-income ratio (DTI)** — Your monthly debt payments (including the new mortgage) should generally not exceed 43–45% of your gross monthly income.

• **Down payment and reserves** — Many programs allow low or no down payments, but having some savings shows lenders you can handle unexpected costs.

• **Immigration status** — U.S. citizenship is NOT required for most mortgage programs. Permanent residents, certain visa holders, and ITIN holders can all qualify with the right lender.

**Glenn County-specific notes:**

• USDA Rural Development eligibility covers Willows, Orland, Hamilton City, Elk Creek, and most unincorporated areas — check the USDA eligibility map online.

• Agricultural income from self-employment or crop shares requires careful documentation but is accepted by many lenders.

• If you have had gaps in seasonal employment, a letter from your employer or a housing counselor's certification can strengthen your file.

Getting your paperwork together before you apply saves time and reduces stress. Different loan programs ask for different things, but most lenders in Glenn County will want:

**Identity and status:**

• Government-issued photo ID (driver's license, passport, or consular ID)

• Social Security card OR ITIN letter from the IRS

• Immigration documents if applicable (green card, visa, work permit)

**Income:**

• Last two years of federal tax returns (all pages, all schedules)

• W-2s or 1099s for the past two years

• Last two to three months of pay stubs (if you receive them)

• Profit-and-loss statement if self-employed (can be prepared by a tax preparer or accountant)

• Documentation of any rental income, child support, or other income sources

**Assets:**

• Last two to three months of bank statements (all pages)

• Documentation of any gift funds used for a down payment (a gift letter is required)

**Property:**

• Purchase agreement (once you are under contract)

• Landlord contact information if you currently rent

**Credit:**

• The lender will pull your credit report — you do not need to bring it

• If you have no traditional credit, some lenders accept alternative credit history: 12 months of on-time rent, utility, or phone payments

Tip: Gather everything in a folder before you sit down with a lender. Incomplete files are the most common reason loan approvals get delayed.