Cache County Mortgage Guide 2025: Loan Options Every Buyer Should Know

Cache County Mortgage Guide 2025: Loan Options Every Buyer Should Know

Why Cache County Buyers Need the Right Loan Strategy

Cache County’s housing market is showing modest growth. The average home value is about $460,670, up approximately 1.7% over the past year. Homes go pending in about 38 days on average. Inventory isn’t flooding the market, so being ready with a solid financing plan will help you move faster when the right home appears

FHA Loans: A Solid Start for First-Time Buyers in cache County

FHA loans are backed by the Federal Housing Administration and remain a favorite among first-time buyers.

• Down payment as low as 3.5%

• Flexible credit requirements

• Gift funds allowed for down payment and closing costs

✅ Best for: Buyers with lower credit or limited savings.

VA Loans: The Ultimate Benefit for Veterans & Active Duty

If you’re a service member, veteran, or surviving spouse, VA loans offer unbeatable benefits.

• 0% down payment

• No PMI (private mortgage insurance)

• Favorable interest rates

✅ Best for: Eligible military borrowers seeking low upfront costs.

USDA Loans: Zero Down for Rural Cache County Areas

Many parts of Cache County still qualify as “rural” under USDA guidelines — including areas just outside Logan like Hyrum, Wellsville, and Mendon.

• 0% down payment

• Lower mortgage insurance than FHA

• Income and location restrictions apply

✅ Best for: Buyers looking outside city centers in Cache Valley.

Conventional Loans: The Flexible Middle Ground

Conventional loans remain the most widely used mortgage type across Salt Lake County.

• Down payment as low as 3% (20% avoids PMI)

• Competitive rates with strong credit

• More options for second homes and investment properties

✅ Best for: Buyers with good credit and stable income who want flexibility.

Jumbo / Conforming Loan Limits in Cache County

For 2025, Cache County’s conforming (conventional) loan limit is $806,500. The FHA loan limit is $601,450. Homes priced above the conforming limit will require jumbo loan terms.

Which Loan Is Right for You?

There’s no one-size-fits-all mortgage. The best loan for you depends on your credit, income, military service, and the neighborhood you're targeting in Cache County.

👉 That’s where I come in. As a broker, I work with over 200 lenders to match you with the right program — whether that means saving money upfront or locking in a low monthly payment.

FAQs About Weber County Mortgages

What’s the minimum credit score for a mortgage in Salt Lake County?

• FHA: 580+ (3.5% down)

• Conventional: 620+

• VA: No official minimum, but most lenders prefer 580–620+

Are home prices dropping in Cache County?

No — prices are still climbing. Cache County home values are up 1.7% year‑over‑year per the most recent data. While growth has slowed compared to hotter markets, things are steady. Buyers should be prepared with financing in place to act quickly.

Can I buy a home in Cache County with 0% down?

Yes, through VA loans if you qualify. USDA loans generally aren’t available within the county itself but may apply just outside its borders. I also work with lenders offering no-down-payment options based on credit and income.

Final Takeaway

Cache County presents a solid opportunity in 2025. Home values are rising, but not wildly. Inventory remains limited, so getting pre‑approved, understanding your loan limits, and acting fast when you find something good is your best path forward..

📞 Ready to explore your options? Give Justin, That Mortgage Guy a call today to help you with your options. (855)-962-LOAN