USDA map changes for NJ: October 1, 2014

Mortgage and Lending with HomeBridge Financial Services (NJ) NMLS 248937



Extended until 12/11/2014


I just received an email from the USDA today, 9/2/14, confirming the changes in eligible areas as of 10/1/2014.

For Monmouth and Ocean Counties USDA loans are no longer available in the following towns: 

  • ·         Berkeley Township
  • ·         Freehold Township
  • ·         Howell Township
  • ·         Jackson Township
  • ·         Lakewood Township
  • ·         Manalapan Township
  • ·         Manchester Township
  • ·         Marlboro Township
  • ·         Toms River

From what we can tell, the changes will not be as bad as the initial “Future Maps” had shown and we will still have large areas that will remain eligible locally. Verbally I believe:  Lacey, Barnegat, Stafford will remain USDA eligible, but we have not seen this in writing yet.  The only formal announcement has been that the towns listed above will no longer be eligible. 

Also on the ineligible list: Egg Harbor Township, Evesham Township, Franklin Township, Galloway Township, Hillsborough Township, Monroe Township(Gloucester and Middlesex) Mt Laurel Township, Old Bridge Township, South Brunswick and Winslow Township.

If you are trying to put a buyer into a home in one of the above towns, and you do not have a contract that is out of attorney review this week, it may be time to look for an alternative to the USDA, or consider a different town. 

There is still a chance that the Appropriations bill will be postponed by our friends in Washington, and this may give us a brief extension, but we will not know that for sure until the end of September and the only way to lock in existing guidelines for the USDA is to have a complete file (think commitment) prior to 10/1/14.

Overall this is a little bit of good and bad news… Mostly good since it does appear we will have more eligible areas for our Low/No Down payment buyers than we originally thought.

Why is this important news? The USDA not only allows for $0 down, it also does that with a low interest rate and only a small guarantee fee that is a fraction of the cost of typical Mortgage Insurance for other programs.



Have a great week!




Robert Rauf


Mortgage Loan Originator NMLS ID# 248937 or my blog:





Since 1987 I have been helping my clients fulfill their dream of home ownership! HomeBridge Financial Services, Formerly REMN, HomeBridge Financial Services is located at 16 Madison Avenue, Building 2 Suite 2D Toms River, NJ 08753. NMLS #6521. New Jersey Licensed Lender and Mortgage Banker #L041053. Visit for more information. NJ Mortgages, New Jersey Mortgages, Mortgages in NJ, mortgage in New Jersey, Mortgages in New Jersey, Toms River NJ 08753, Toms River NJ 08755, Brick NJ 08723, Brick NJ 08724 Mortgage in Ocean County NJ, Mortgage in Monmouth County NJ, Jackson NJ 08527, Howell NJ 07731, Lacey 08731 08734, Beachwood Bayville , Manchester 08757 08733, Manahawkin 08050, Robert Rauf is a Licensed Mortgage Loan Originator in New Jersey.

Comments (2)

Laura Giannotta
Keller Williams Realty - Atlantic Shore - Little Egg Harbor, NJ
Your Realtor Down the Shore!

Great update Rob.

Sep 02, 2014 04:58 AM
Robert Rauf
HomeBridge Financial Services (NJ) - Toms River, NJ

Laura Giannotta - your area will probably remain the same with the new maps - We wont know for sure until we get the official maps - but the verbal version we have it certainly appears you will be ok!

Sep 03, 2014 12:30 AM