USDA loans in Tate County, simplified
By Kaspar Caldwell, REALTOR® · Reviewed
USDA $0 down loans in Tate County, Mississippi made simple: who qualifies, eligible areas near Senatobia, costs, and real examples of homes for sale right now.
Short answer
In Tate 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, 35 homes were for sale in USDA-eligible parts of Tate County under $325,000, with a median list price of $229,000.
Key takeaways
- As of October 7, 2026, 35 homes were for sale in USDA-eligible parts of Tate County under $325,000, with a median list price of $229,000.
- 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 Tate County
Most of Tate County qualifies, including areas around Senatobia. Homes are currently listed in Sarah, Coldwater, Senatobia.
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 Tate 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 Tate County
$64,900
1418 Highway 3
Sarah · 3 bd · 1 ba · 1,944 sqft
$199,900
91 Holloway Rd
Coldwater · 3 bd · 1 ba · 982 sqft
$215,000
101 Beech Ct
Senatobia · 4 bd · 2 ba · 1,560 sqft
$234,900
108 Camille St
Senatobia · 3 bd · 2 ba · 1,340 sqft
$269,900
820 Strayhorn St
Senatobia · 5 bd · 3 ba · 2,784 sqft
$299,900
1181 Egypt Creek Rd
Sarah · 3 bd · 2.5 ba · 2,101 sqft
Listed by various brokerages. Verified for sale October 7, 2026; availability changes daily.
Frequently asked questions
What's the USDA income limit in Tate 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 Tate 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.