FHA Loan
3.5% down. 580 FICO minimum. Government-backed, easier credit and debt-to-income standards. Mortgage insurance for the life of the loan in most cases.
FHA loans Arizona →
Arizona First-Time Buyer Guide
Buy your first home in Arizona without the guesswork.
Written for normal humans, not mortgage people. We'll explain what loan programs actually fit your situation, how much down payment you really need, what credit scores realistically work, and the parts nobody explains until closing day.
$0Down possible (VA, USDA, AZ DPA)
580FICO floor on FHA
15AZ cities we serve
Licensed in Arizona · NMLS #173855 · Equal Housing Lender
The four loan types in plain English
Most first-time buyers in Arizona use one of these four. Pick the one that matches your situation, then read the deeper page.
VA Loan
0% down. No PMI. Active duty, veterans, and qualifying surviving spouses. One-time funding fee. Often the lowest total cost of any loan type.
VA loans Arizona →USDA Loan
0% down. Income-limited. Many Arizona buyers are surprised how many suburban and small-town areas may still qualify. USDA does not always mean farmland — the outskirts of Casa Grande, Sierra Vista, Prescott Valley, Yuma, and many small towns are often eligible.
USDA loans Arizona →Conventional Loan
3% down for first-time buyers. 620 FICO floor; PMI drops off automatically at 78% loan-to-value. Best long-term cost if your credit is strong.
Conventional loans Arizona →Not sure which one? The right loan usually comes down to three numbers: your credit score, your savings, and where you're buying. Send us those three things and we'll model the two best options against each other in plain numbers.
The process, in 7 steps
From "I think I'm ready" to keys in hand.
Most Arizona first-time buyers close in 30–45 days once they're under contract. Here's the whole arc.
- 1
Free 20-min call
We talk about your income, credit ballpark, AZ city, and timeline. No commitment, no credit pull.
- 2
Pre-approval
We pull credit, verify income, and send a pre-approval letter you can write offers with. Why this beats pre-qualification →
- 3
Find a home
You shop with a real-estate agent of your choice. We're available to your agent for fast question turnaround.
- 4
Offer accepted
You go under contract. The 30-day closing clock starts.
- 5
Inspection & appraisal
Inspector checks the home; appraiser confirms the price. What inspectors actually look for →
- 6
Underwriting
Final document review. We handle this; you respond to any final questions.
- 7
Close
You sign at the title company. Funds wire. Keys are yours.
Down payment reality check
Full down payment guide →
You don't need 20% down.
The 20% number comes from a Hollywood-era standard that hasn't applied to first-time buyers in 50 years. Here's what's actually required:
| Loan type | Minimum down |
|---|---|
| VA (eligible) | 0% |
| USDA (eligible area) | 0% |
| FHA | 3.5% |
| Conventional FTHB | 3% |
| Conventional standard | 5% |
| Jumbo (above ~$806K in AZ) | 10–20% |
Down payment assistance
Arizona has more down payment assistance options than most buyers realize.
Some programs are local. Some are statewide. Some are forgivable. Some need to be repaid later. The right fit depends on where you are buying, your income, your credit, and how long you expect to stay in the home.
We built a full sister-site to walk through every option:
Down Payment Assistance Arizona →Includes Home Plus, Home In 5, Arizona Is Home, Flagstaff CHAP, plus national programs Chenoa, Arrive, and Essex.
Topics we cover in depth
Pillar
High-search
Numbers
Numbers
Negotiable
Process
Honest
Local
Pick what you're stuck on.
The mortgage process
The whole arc, from "thinking about it" to keys, with timing.
Read →Pre-approval vs pre-qualification
Which one Arizona realtors and sellers actually take seriously, and why.
Read →Credit scores & FICO
What score gets you what rate, and how to bump 20 points fast.
Read →Down payments
How much you really need by loan type and AZ price point.
Read →Closing costs
What they actually are, and the four ways to negotiate them down.
Read →Home inspections
What inspectors actually look for in Arizona homes, and what to do with the report.
Read →Myths & misconceptions
The 20% myth, the credit-score myth, the "wait for rates" myth.
Read →Cities we serve in Arizona
Phoenix, Tucson, Mesa, Scottsdale, Chandler, Flagstaff, Yuma, and what's specific to each.
Read →
FAQ
The questions first-time Arizona buyers ask first
What credit score do I really need to buy a home in Arizona?
FHA loans go down to 580 FICO with 3.5% down (and 500 with 10% down at some lenders). VA and USDA usually want 620+. Conventional starts at 620, with the best pricing kicking in at 740+. Most Arizona down payment assistance programs require 620+. Full credit-score guide →
How much down payment do I need?
3% on conventional first-time buyer programs, 3.5% on FHA, 0% on VA (eligible) and USDA (rural areas). With Arizona down payment assistance, your real out-of-pocket is often $0–$5,000 even on a $400,000 home. Down payment myth-buster guide →
Should I wait for rates to drop?
Maybe — but rarely the way most buyers think. Rates move in unpredictable cycles. Home prices in Arizona have appreciated long-term despite rate swings. The honest answer: if your file is ready and a home you'd be happy in is available now, waiting for "the perfect rate" often costs more than acting and refinancing later. We'll model your actual numbers and tell you whether waiting makes mathematical sense for your situation.
How much cash should I keep after closing?
A reasonable target: enough to cover 2–6 months of housing costs after closing day. Don't drain savings to maximize down payment. Lenders also want to see reserves in many programs. We'll help you find the balance between competitive down payment and post-closing safety.
Can I buy with student loans?
Yes — millions of first-time buyers do. The student-loan payment counts toward your debt-to-income ratio, but each loan program treats it differently. Income-based repayment plans, deferred loans, and forbearance all have specific rules. Full student-loan guide →
What if I changed jobs recently?
Recent job changes don't automatically disqualify you. Same field, similar income, and a steady employment history typically work fine. Career changes or jumps between unrelated industries get more scrutiny. When a job change matters →
Should I get pre-approved or pre-qualified?
Pre-approval, every time. Pre-qualification is a quick estimate that Arizona realtors and sellers don't take seriously. Pre-approval is a verified, credit-pulled commitment letter that wins offers in competitive Arizona markets like Phoenix, Scottsdale, and Gilbert. Full breakdown →
Can closing costs be negotiated in Arizona?
Yes. Sellers can pay your closing costs (called seller concessions) up to program limits. Lender credits, shopping title and inspection vendors, and rolling some costs into the loan are also options. All four ways to lower closing costs →
How long does the whole process take?
30–45 days from accepted offer to keys is normal in Arizona. Pre-approval before you start shopping is what makes that timeline possible — without it, plan for 45–60 days.
What if my credit isn't where I want it?
Don't wait years to start the conversation. We can usually identify a 20–40 point credit lift opportunity in 60–90 days that lets you qualify for a better loan, or close sooner than you thought possible. How credit scoring actually works for mortgages →
Ready to find out what you actually qualify for?
Twenty minutes on the phone. No pressure, no commitment, no hard sell. Just a realistic conversation about what may fit and what steps come next.