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Douglas County, Oregon FHA, VA, and USDA Loan Information

Table of Contents

-How to Purchase a Home in Douglas County
-What are the government loan limits in Douglas County, OR?
-What parts of Douglas County are eligible for USDA loans?
-Do I need flood insurance?
-How do I learn about Property Taxes in Douglas County
-What is the median home price in Douglas County, OR?
-How many people live in Douglas County?
-What are the major cities?
-How do I see FHA- and VA-Approved homes for sale?
-Is there a cost to have a real estate agent represent me?
-What closing costs do I need?
-How can I get assistance with closing costs?
-About Douglas County
-How much of a loan can I qualify for, based on my income?
-Approved Condominium Projects in Douglas County

How to Purchase a Home in Douglas County

Are you interested in buying a home in Douglas County? This is a step by step guide to all the ins and outs of the homebuying process. For more detail about FHA loans, be sure to check out our complete guide. We also have an in-depth guide to VA loans and the USDA’s Rural Development home loan program.
For now, let’s look at the basic steps to buying a home – and what you’ll have to look out for in Douglas County.

  1. Get in touch with a loan officer – give us a call at 877-432-5626 We can help you figure out what type of loan you might qualify for. Programs through the VA, USDA, and FHA allow you to buy a home with a small down payment – or no down payment at all. We will also check your credit and income to see how much of a loan you can qualify for. When we do this, we do a “soft pull” on your credit. This is different from an official credit inquiry and won’t hurt your credit score.
  2. Compare loan offers. Either call us or fill out the form on this page.
  3. Give your Loan Officer the information they need to find you a loan For a purchase loan or cash-out refinance:
    • Your ID
    • Previous two years of W2s
    • Most recent 30 days paystubs
    • Most recent 60 days bank statements
    • Landlord and HR/Payroll Department contact info
      For a refinance loan, you will also need information on the loan you want to refinance.
  4. Compare Loan offers Compare the interest rates and APRS – but keep in mind that the fixed- and adjustable-rate mortgages are apples and oranges. Use the Loan Estimate to compare the true costs of each loan, both month-to-month and over the life of the mortgage.
  5. Find a home Get connected with a FedHome Loan Centers Real Estate Agent. Once you meet with them to talk about your wants and needs, you can sign up for the property search feed. This will give you alerts about homes for sale in Douglas County. Now you’re ready to preview properties and start touring homes.
  6. Make an offer and negotiate the terms of the sale
  7. Get the necessary and recommended inspections Required Inspections:
    • Termite Inspection
    • Well or septic inspections, if applicable
    • We can help you check if your home is in one of the Douglas County flood hazard areas.
      Recommended Inspections:
      Home Inspection, Roof Inspection, Sewer Inspection
  8. Get the home appraised Construction loans require a construction appraisal and permit approval
  9. Lock in your interest rate Pro Tip: Wait until the appraisal to lock in your loan rates. If it turns out you need to make repairs, it can push the closing back. Then you run the risk of losing that rate or having to pay an extension fee.
  10. Close the deal and get packing! You’re ready to go!


What are the Loan Limits for Douglas County?

  • FHA Loan Limit $331,760 (Single family residence) / $424,800 (Duplex) / $513,450(Triplex) / $638,100 (Fourplex)
  • USDA Loan Limit $265,400
  • VA Home Loan Limit $0 down up to $3,000,000 / 2 open VA loans at one time $510,400 *(Call 877-432-5626 for details).

What Parts of Douglas County are eligible for USDA Loans?

  • Most of Douglas County is eligible for a USDA Rural Development home loan.
  • Eligible Zip Codes: 97410, 97416, 97417, 97429, 97432, 97435, 97436, 97441, 97442, 97443, 97447, 97457, 97462, 97467, 97469, 97470, 97471, 97473, 97479, 97481, 97484, 97486, 97495, 97496, 97499.

Do I need Flood Insurance?

  • The FHA, USDA, and VA all require flood insurance in Special Flood Hazard Areas.
  • In Douglas County, low elevation areas around the Umpqua and the North Umpqua rivers are considered flood hazards, as well as areas around Smith River which are a little smaller.

How do I learn about Property Taxes in Douglas County?

  • The Douglas county tax assessor’s office is located at 1036 SE Douglas Avenue Rm CH 206 Roseburg, Oregon 97470, and can be reached by calling (541) 440-4222.
  • Oregon offers businesses that invest and hire in enterprise zones the option to be exempt from property taxes for at least three years. In addition, the Oregon Investment Advantage encourages new businesses to start and relocating to the state with various programs. For example, the program offers income tax subtraction, and it can also eliminate state income liability for new businesses for many years.

What is the Median Home Price in Douglas County?

As of August 31st, 2020, the median home value for Douglas County is $221,956. In addition, the median household income for residents of the county is $45,812.

How many people live in Douglas County?

As of 2019, Douglas County’s population is 110,980 which includes about 12,677 veterans. Demographically speaking, 87% of the population is White, with 6% Hispanic, and 3% mixed race.

What are the major cities?

The county has twelve cities, including the city of Roseburg, which serves as the county seat. Other cities in the county are Canyonville, Drain, Elkton, Glendale, Myrtle Creek, Oakland, Reedsport, Riddle, Sutherlin, Winston, and Yoncalla.

How do I see FHA- and VA-Approved homes for sale?

You can view all of the properties available for sale in Douglas County through the Multiple Listing Service. You can also see approved condos at the bottom of this page.

Is there a cost to have a real estate agent represent me?

The seller must pay the real estate professionals’ commission, not the buyer. This means that, as a homebuyer, there is no cost to have a real estate agent represent you. In fact, it’s a good idea to get your own agent in order to have someone in your corner during the negotiation process. For more information about real estate agents, click here.

What closing costs do I need?

For FHA loans, closing costs can end up being 3-4% of the loan amount. These costs include origination fees from the lender, any discount points purchased for a better interest rate, and pre-paid items like insurance and taxes.

Can I get assistance with closing costs?

There are several ways to reduce the amount you have to pay at closing. One way is to get down payment assistance. The FHA’s Within Reach program provides grants to help low- and middle-income families with their down payment.

About Douglas County

Originally home to the Umpqua Indian. The county was established in 1852 and was named after U.S. Senator Stephen A. Douglas, Abraham Lincolns opponent in the 1860 presidential election. In addition, the county seat at Roseburg was incorporated in 1851 and was named after Aaron Rose, who established a homestead within the current city limits on September 23, 1851.

Today, the county’s economy depends on the local timber industry which is supplemented by an agricultural industry that produces field crops, orchards, and livestock. However, the biggest industries in the county are healthcare, retail, and manufacturing. Hence, the most common occupations in the county are administrative support, sales, and management.

The county’s Industrial Development Board develops and implements a strategic marketing recruitment program that helps businesses that benefit the county. In addition, the program maintains and creates local sustainable incentives that help in the development of new businesses.

When it comes to education, the county is serviced by eleven counties that educate students from pre-K to 12th grade. In addition, the county is also home to Umpqua Community College which offers two-year associate degrees. Moreover, most college students in the county tend to get degrees in general studies, liberal arts, and registered nursing.

Finally, the county is also rich in recreational, and historic, institutions like the Oregon Dunes National Recreational Area, Wildlife Safari, and the Douglas County Museum. In addition, there are several wineries and vineyards within the county which hold annual events for wine lovers.       

How much of a loan can I qualify for, based on my income?

Monthly Income Purchase Price
$2,628.90 $195,175.91
$2,832.00 $210,254.55
$3,181.50 $236,202.27
$3,612.00 $268,163.64
$3,985.50 $295,893.18
$4,361.10 $323,778.64
$4,971.90 $369,125.91
$5,761.50 $427,747.73
$6,892.20 $520,625.00
$5,199.60 $368,791.82
$5,743.80 $408,815.91
$6,249.90 $450,287.73
$6,998.10 $501,960.45
$9,776.70 $725,845.91
$5,568.00 $413,381.82
$6,574.80 $488,129.09
$7,569.60 $561,985.45
$5,141.40 $381,710.00
$6,345.30 $471,090.45
$7,639.80 $567,197.27
$8,360.10 $620,674.09
$9,260.70 $687,536.82
$10,095.30 $749,499.55
$12,165.00 $903,159.09
$13,929.60 $1,034,167.27
$17,511.00 $1,300,059.09
$18,406.80 $1,366,506.06

Purchase Price subject to credit and income evaluation. 

Approved Condos in Douglas County

Give us a call (877-432-5626) and we can help you start the condo approval process since there are currently no FHA or VA approved condos in Douglas County. 

A Great Home is Waiting in Douglas County

Apply for a home loan today to easily finance your dream home!

Contact FedHome Loan Centers for help financing a great home!