Arizona Mortgage Loans
VA, FHA, DSCR & More

Arizona has consistently ranked among the fastest-growing states in the nation. The Phoenix metropolitan area — home to nearly 5 million people — is the nation’s fifth-largest city by population and a magnet for remote workers, corporate relocations, and real estate investors from across the country. Maricopa County alone is one of the top DSCR loan markets in the United States.

With over 540,000 veterans and three major active-duty installations — Luke Air Force Base, Davis-Monthan AFB, and Fort Huachuca — Arizona is also one of the most VA-active states in the Southwest. The state’s conforming loan limit is uniform across all 15 counties at $832,750, making qualification straightforward whether you’re buying in Scottsdale’s luxury corridors or Tucson’s affordable neighborhoods.

Arizona’s down payment assistance ecosystem is among the most robust in the West — with county-specific programs for both Phoenix (Home in Five, up to 6–7%) and Tucson (Pima Tucson Homebuyer Solution, up to 4%) plus the statewide Home Plus AZ program available in every zip code.

VA Home Loans

$0 down, no PMI, no county loan limits for full entitlement. Serving Luke AFB (Glendale/Peoria), Davis-Monthan AFB (Tucson), Fort Huachuca (Sierra Vista), and MCAS Yuma. VA Cash-Out Refinances fully available — no Arizona restrictions.

FHA Loans

3.5% down with 580+ credit. Maricopa County (Phoenix): $557,750. Pima County (Tucson): $541,287. Stacks with Home in Five (Maricopa) or Pima Tucson Homebuyer Solution for dramatically reduced cash to close.

Conventional Loans

As low as 3% down. Uniform $832,750 limit across all 15 Arizona counties — same in Phoenix, Tucson, Flagstaff, and Yuma. Pairs with Home Plus AZ DPA statewide. Conventional is often the better choice when FHA limits are approached.

First-Time Homebuyer

Home in Five (Maricopa, up to 6–7% DPA), Home Plus AZ (statewide, up to 5% DPA), Pima Tucson Homebuyer Solution (Pima County, up to 4%, forgiven after 5 years), and MCC tax credit (up to $2,000/year). We stack programs to minimize cash at closing.

Construction Loans

One-time close construction-to-permanent loans lock your rate from day one. Arizona’s booming new construction suburbs — Queen Creek, Buckeye, Goodyear, Maricopa city, and Surprise — make rate-lock loans essential in 6–12 month builds. VA construction available for eligible veterans.

Cash-Out Refinance

No state-level LTV cap in Arizona. Conventional cash-out up to 80% LTV on primary residences, 75% on investment properties. VA Cash-Out fully available in AZ. DSCR cash-out for investors tapping equity from Arizona rental portfolios.

DSCR Investor Loans

Qualify on rental income — no tax returns or W-2s. Phoenix is one of the top DSCR markets in the US. Scottsdale’s vacation rental demand is exceptional. Tucson’s university and military base drive stable long-term rentals. Flagstaff benefits from NAU and mountain tourism. Available for LLCs.

For Arizona Veterans

The Full Story on Arizona VA Loans

Arizona has over 540,000 veterans and four significant active-duty installations across the state. Luke AFB in the Phoenix metro, Davis-Monthan AFB in Tucson, Fort Huachuca in Sierra Vista, and MCAS Yuma all drive consistent VA loan demand. As a retired Army Captain, I understand what your benefits are worth — and how to maximize them in Arizona’s competitive and diverse markets.

• ✓ Zero down payment anywhere in Arizona — Scottsdale, Phoenix, Tucson, Flagstaff, or Sierra Vista — with full entitlement
• ✓ No private mortgage insurance — saving Arizona veterans hundreds per month vs. conventional or FHA
• ✓ VA Cash-Out Refinances fully available in Arizona — no state restrictions of any kind
• ✓ VA IRRRL Streamline Refinance available to lower your rate if you already hold an AZ VA loan
• ✓ AZ installations served: Luke AFB (Glendale/Peoria), Davis-Monthan AFB (Tucson), Fort Huachuca (Sierra Vista), MCAS Yuma

Arizona’s down payment assistance landscape is tiered by county and designed for both first-time and repeat buyers in many cases. The most powerful program for Phoenix-area buyers is the Home in Five Advantage — available throughout Maricopa County with up to 6% of the loan amount as a 0% interest forgivable second mortgage. Military personnel, veterans, teachers, and first responders get an additional 1% bump, making total assistance as high as 7%.

For Tucson and Pima County buyers, the Pima Tucson Homebuyer Solution covers up to 4% of the purchase price as a forgivable second mortgage, forgiven monthly over the first five years of homeownership. There’s no purchase price limit beyond the loan program maximum and no first-time buyer requirement.

For buyers anywhere in the state — including Flagstaff, Tucson, Yuma, and rural Arizona counties — Home Plus AZ provides up to 5% in statewide down payment assistance paired with any eligible loan type. The MCC tax credit (Mortgage Credit Certificate) provides up to $2,000/year in federal tax savings on top of other programs.

“We were stationed at Davis-Monthan and wanted to stop paying rent and start building equity. Adam’s team handled everything — Certificate of Eligibility, the Pima County market nuances, the whole thing. Zero down on a $375,000 Tucson home, no PMI, and we closed 17 days before my deployment window closed. Outstanding veteran-to-veteran service.”

“We thought we needed 10% to buy in Chandler. Adam stacked our FHA loan with the Home in Five program — we got 6% in down payment assistance, brought under $3,500 to closing on a $410,000 home in Maricopa County. The process was crystal clear from start to finish. Education-first approach made a huge difference for first-time buyers like us.”

“We built a three-property DSCR portfolio in Scottsdale and Paradise Valley — all qualified on projected short-term rental income with no W-2s or tax returns required. Scottsdale’s vacation rental market is extraordinary year-round. Closed all three in our LLC within six months. Adam’s team structured every loan with investor-specific underwriting. Already looking at property number four in Sedona.”

The 5th largest US city and one of the top Sun Belt growth markets. Home in Five provides up to 7% DPA for eligible buyers throughout Maricopa County. Booming suburbs — Queen Creek, Buckeye, Goodyear — drive strong new construction and DSCR demand. Luke AFB generates consistent VA loan volume in the West Valley.

Affordable entry prices paired with Davis-Monthan AFB’s military rental demand and University of Arizona’s consistent tenant base. Pima Tucson Homebuyer Solution provides up to 4% DPA. Excellent FHA and VA loan market. Strong DSCR fundamentals driven by UAZ rental demand and military families.

Arizona’s premier luxury real estate market. Short-term vacation rental demand is exceptional — Scottsdale and Paradise Valley lead the state in DSCR short-term rental performance. Jumbo loans available up to $5M with as little as 5% down for AZ buyers. Home in Five DPA also applies throughout Scottsdale (Maricopa County).

Northern Arizona University drives consistent year-round rental demand. Tourism and mountain recreation create a strong short-term rental market. Coconino County’s higher FHA limits reflect elevated home values. Home Plus AZ statewide DPA applies throughout Flagstaff and surrounding Coconino County.

Strategy Call

No credit pull. We identify which Arizona county-specific programs you qualify for — Home in Five, Home Plus, Pima Tucson Solution — and map the best loan structure for your situation.

Lender Shopping

We submit your profile to multiple Arizona-lending lenders, compare rates and program combinations side by side, and explain every tradeoff. You decide — we execute.

Pre-Approval

A strong, lender-reviewed pre-approval that competes in Phoenix’s and Scottsdale’s fast-moving markets. Military buyers get VA-specific pre-approvals built for PCS timelines.

Dedicated Processing

Same processor from application to close. No handoffs, no repeated paperwork. For AZ military buyers, speed is non-negotiable — we build timelines around yours.

Close & Annual Review

On-schedule, on-budget closings. Post-close annual review ensures your Arizona mortgage still serves your goals as the state’s fast-moving markets shift.

What is the 2026 conforming loan limit in Arizona?

Arizona is a baseline-limit state for 2026. Every county — Maricopa (Phoenix), Pima (Tucson), Coconino (Flagstaff), and all others — uses the same $832,750 conforming limit. No Arizona county qualifies for a high-cost exception, making qualification straightforward statewide.

What is the Home in Five Advantage program?

Home in Five provides up to 6% of the loan amount in down payment assistance as a 0% interest forgivable second mortgage for buyers throughout Maricopa County — including Phoenix, Scottsdale, Chandler, Mesa, Gilbert, Tempe, Glendale, and Surprise. Military personnel, veterans, teachers, and first responders receive an additional 1% (up to 7% total). Minimum 640 credit score; income limits apply up to $153,440.

What is Home Plus AZ and how is it different from Home in Five?

Home Plus AZ is the statewide DPA program — available in every county, city, and zip code in Arizona including areas outside Maricopa and Pima counties. It provides up to 5% of the loan amount in down payment assistance paired with a 30-year fixed-rate mortgage. Home in Five is county-specific to Maricopa and provides up to 6–7%. Buyers in Phoenix often compare both programs to find the best combination for their income and loan size.

Can Arizona veterans use a VA loan with no down payment?

Yes. Veterans with full entitlement can purchase any home in Arizona with zero down — from affordable Tucson entries to luxury Scottsdale properties well above conforming limits. Luke AFB (Glendale/Peoria), Davis-Monthan AFB (Tucson), Fort Huachuca (Sierra Vista), and MCAS Yuma all generate significant VA loan demand. VA Cash-Out Refinances are also fully available in Arizona with no state restrictions.

What is a DSCR loan and how does it work for Arizona investors?

A DSCR loan qualifies on rental income the property generates — not your personal tax returns. Phoenix is one of the top DSCR markets in the entire United States. Scottsdale’s vacation rental market consistently outperforms national short-term rental averages. Tucson’s university and military rental base creates reliable long-term demand. Flagstaff benefits from NAU and tourism. Available for individuals and LLCs on purchase, refinance, and cash-out.

Is there a cash-out refinance restriction in Arizona?

No. Arizona has no state-level LTV cap on cash-out refinances. Conventional cash-out allows up to 80% LTV on primary residences and 75% on investment properties. VA Cash-Out Refinances are fully available in Arizona — unlike Texas where VA cash-out is prohibited under Section 50(a)(6). No Arizona state restrictions apply.

Do you require an upfront credit check to get started?

No. We begin with a strategy conversation — goals, timeline, income picture, and which Arizona programs apply to your county and situation. You’ll know exactly where you stand before we ever pull credit. No pressure, no hard inquiry until you’re ready.

About the Author

Adam Bartling

Army Veteran • Mortgage Loan Officer • NMLS #2213358

As a retired Army Captain and veteran-owned mortgage broker, I help Arizona homebuyers, veterans, and investors navigate one of the nation’s most active real estate markets. My team shops multiple lenders to match you with the right program — Home in Five, VA, DSCR, or construction — at the best available rate. No upfront credit check, no pressure, same dedicated team from strategy call to closing day.

Residential loans $85K–$5M • Commercial loans $1M–$10M • Serving Texas & 30+ States