If you're shopping for a home outside Clovis city limits, in Portales, or in a smaller eastern New Mexico town, the USDA rural loan is one of the programs worth knowing. This week the USDA's Rural Housing Service published a final rule, effective November 9, 2026, that changes how seller help with closing costs is counted in its Single Family Housing Guaranteed Loan Program.

What changed

USDA's guaranteed loan rules already limit how much a seller or other interested third party can contribute toward a buyer's financing costs, closing costs, escrow accounts and similar items. That limit is 6 percent of the sales price. The new rule clarifies that real estate commission fees are not counted toward that 6 percent limit. USDA says the change lines its policy up with prevailing industry standards, and the rule follows a proposal the agency published in April 2026.

What it could mean for local buyers

In plain terms, a seller who is paying commissions is no longer using up room under the cap just because of those fees. That may leave more room for a seller to help with a buyer's closing costs or certain other allowed expenses, if the seller is willing and the contract provides for it. It doesn't force any seller to contribute anything, and it doesn't change who qualifies for the loan.

It also isn't a free pass. Every concession still has to be written into the purchase contract, it has to be an allowed type of cost, and the transaction still has to meet USDA's other requirements. Appraisals, the property's eligibility and the borrower's income and credit all still matter.

Is a USDA loan an option for you?

USDA loans are for eligible rural areas, and for borrowers within the program's income limits. Whether a particular address qualifies depends on USDA's eligibility map, so I always check the exact property before anyone gets their hopes up. Some addresses around Clovis and Curry County may not qualify while nearby rural ones do, so it's worth asking early.

If you're an active-duty or veteran family at Cannon AFB, a VA loan may also be on the table, and I'm happy to compare the two side by side with you. Same for FHA and conventional loans.

Let's talk it through

If you're thinking about buying in a rural part of eastern New Mexico, reach out and we can look at your options, including what's allowed for seller help on each loan type. There's no pressure, just a straight conversation.

This post is general information, not a commitment to lend. Loans are subject to credit approval and program guidelines. Rules can change, so please confirm current details with me before you make decisions.