USDA loans in Benton County, simplified
By Kaspar Caldwell, REALTOR® · Reviewed
USDA $0 down loans in Benton County, Mississippi made simple: who qualifies, eligible areas near Ashland, costs, and real examples of homes for sale right now.
Short answer
In Benton County, qualified buyers can buy with $0 down using a USDA loan if the home is in an eligible area, their household income is under the county limit, and the home is their primary residence. As of October 7, 2026, 21 homes were for sale in USDA-eligible parts of Benton County under $325,000, with a median list price of $185,000.
Key takeaways
- As of October 7, 2026, 21 homes were for sale in USDA-eligible parts of Benton County under $325,000, with a median list price of $185,000.
- Check the county income limit on the USDA eligibility site.
- Budget for closing costs; sellers can help.
- See real example homes below.
How does a USDA loan work, in plain English?
A USDA guaranteed loan is a 30-year fixed mortgage from a regular lender, backed by the U.S. Department of Agriculture so the lender can offer it with no down payment.
- $0 down: you can finance 100% of the price.
- Location: the home must be in a USDA-eligible area (most rural and small-town Mississippi qualifies).
- Income: your total household income must be at or under the limit for your county.
- Credit: most lenders look for a score around 640 for automated approval; lower can be possible with manual review.
- Fees: a 1% upfront guarantee fee (can be rolled into the loan) and a 0.35% annual fee paid monthly.
- Use: it must be your primary home, not a rental or vacation home.
Where USDA works in Benton County
Most of Benton County qualifies, including areas around Ashland. Homes are currently listed in Hickory Flat, Walnut, Ashland, Lamar, Michigan City.
Always confirm the exact address on the USDA eligibility map before making an offer.
What your options look like
Below are real homes for sale in USDA-eligible parts of Benton County, from the lowest price up, to show the range of what $0 down can buy here. Payments shown on each home are estimates of principal and interest only.
Example homes for sale in Benton County
$69,500
109 Locust St
Hickory Flat · 3 bd · 2 ba · 1,200 sqft
$129,000
10890 MS 5
Ashland · 3 bd · 1.5 ba · 1,186 sqft
$184,500
120 Main St
Ashland · 3 bd · 1 ba · 1,576 sqft
$200,000
1058 Ridge Ave
Ashland · 3 bd · 2 ba · 1,811 sqft
$245,000
1000 MS 4
Ashland · 4 bd · 2 ba · 2,053 sqft
$325,000
979 Snow Lake Dr
Ashland · 3 bd · 2 ba · 1,544 sqft
Listed by various brokerages. Verified for sale October 7, 2026; availability changes daily.
Frequently asked questions
What's the USDA income limit in Benton County?
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It depends on household size and changes yearly. Look it up on the USDA eligibility site or ask a lender.
Can I buy a home with land in Benton County using USDA?
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Often yes, as long as the land isn't used for income-producing farming and the property is typical for the area.
Does USDA cover manufactured homes?
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Sometimes, if the home meets foundation, age and title rules.