AZ FTHB programs — Home Plus vs Home In Five vs Pathway
Arizona has multiple first-time home buyer assistance programs. They overlap, they stack in some cases, they exclude in others. Here's the side-by-side comparison.
Quick comparison
| Feature | Home Plus | Home In Five Advantage | Pathway to Purchase |
|---|---|---|---|
| Geography | Statewide | Maricopa + Pinal only | Specific AZ cities (list varies) |
| Max assistance amount | Up to 5% of loan amount | Up to 6% (5% standard + 1% veteran bonus) | Up to 10% of purchase price (max $20K) |
| Form | Forgivable grant (3-year) | Forgivable grant or 3-year forgivable second | 5-year forgivable second |
| Income cap | ~$122K Maricopa/Pinal; $108K Pima (2026) | ~$113K (2026) | ~$113K (2026) |
| Credit minimum | 640 FICO | 640 FICO | 640 FICO |
| Veteran bonus | None directly | +1% for vets | None directly |
| Stackable with VA? | Yes | Yes | Yes |
| Stackable with FHA? | Yes | Yes | Yes |
| Stackable with conventional? | Yes (limited products) | Yes | Yes |
| Stackable with USDA? | Yes | Yes | Yes |
| Homebuyer ed required? | Yes (HUD course) | Yes | Yes |
Home Plus (statewide AZ DPA)
Best for: AZ first-time buyers anywhere in the state (Sierra Vista, Yuma, Flagstaff, smaller markets where Phoenix metro programs don't apply).
How it works
- Up to 5% of loan amount as a forgivable grant (forgiven after 3 years of occupancy)
- Use for down payment, closing costs, or principal contribution
- Stacks with FHA, VA, USDA, conventional (eligible products)
- Income limit varies by county; ~$122K Maricopa, $108K Pima, lower in smaller counties
When Home Plus wins
- You're buying outside Maricopa + Pinal (Home In Five doesn't apply)
- You're buying outside Pathway-eligible cities
- You need flexibility to use the grant for closing costs
Home In Five Advantage (Phoenix metro DPA)
Best for: Maricopa + Pinal first-time buyers. Especially valuable for veterans (1% bonus).
How it works
- Up to 5% standard + 1% veteran bonus = 6% total (max ~$31,500 on a $525K loan)
- Forgivable grant or 3-year forgivable second mortgage
- Income limit ~$113K (2026)
- Credit minimum 640
- Maricopa + Pinal counties only
When Home In Five Advantage wins
- You're a veteran (+1% bonus = significant extra money)
- You're buying in Maricopa or Pinal county
- You want the largest dollar amount possible
Strategy
Apply the grant to your down payment AND closing costs to walk in with near-zero out of pocket. Or apply to principal to lower your monthly payment from day one. Mike runs both scenarios.
Pathway to Purchase
Best for: AZ buyers in specific Pathway-eligible cities (the eligible city list updates periodically; verify before assuming).
How it works
- Up to 10% of purchase price (max $20,000) as a 5-year forgivable second mortgage
- Forgiven after 5 years of occupancy
- Income limit ~$113K
- Credit minimum 640
- Specific cities only — Sierra Vista, Yuma, Casa Grande, parts of Tucson, etc.
When Pathway wins
- Your target home is in a Pathway-eligible city
- You need the largest absolute grant amount
- You plan to stay in the home 5+ years
Can you stack multiple programs?
Some scenarios allow stacking, others don't:
Home Plus + Pathway — possible but uncommon
Some Pathway-eligible cities allow Home Plus on top. Verify with each program's most recent rules.
Home In Five + Home Plus — generally not stackable
Most lenders treat these as alternates, not stackable. Pick whichever gives you the bigger assistance.
Home In Five + Pathway — generally not stackable (geographic mismatch)
Pathway is primarily outside Maricopa metro; Home In Five is Maricopa + Pinal. Limited overlap.
Any DPA + VA + FHA + conventional — yes
The DPA assistance stacks with your first mortgage type (VA, FHA, conventional, USDA).
Real AZ scenarios
Veteran buying in Surprise (Maricopa County)
Best play: Home In Five Advantage 6% (includes vet bonus) + VA $0 down. On a $445K Surprise home, that's $26,700 in DPA stacked with no down payment. Net cash to close ~$1,500.
First-time buyer in Sierra Vista (Cochise County)
Best play: Home Plus 5% + FHA 3.5% down. On a $285K Sierra Vista home, that's $14,250 in DPA + $9,975 FHA down + ~$8K closing costs. Cash needed ~$3,000.
First-time buyer in Casa Grande (Pinal County, Pathway-eligible)
Best play: Pathway to Purchase 10% (up to $20K) + USDA $0 down (if eligible). On a $320K Casa Grande home, that's $20K toward principal + $0 down + ~$5K closing. Cash needed ~$2,000.
First-time buyer in Phoenix, no veteran status, $85K income
Best play: Home In Five 5% + FHA 3.5%. On a $395K Phoenix home, that's $19,750 in DPA + $13,825 FHA down. Cash needed ~$5,000-$7,000.
How to apply
Each program requires:
- Pre-approval from a participating lender (Cornerstone is approved for all 3)
- HUD-approved homebuyer education course (online, 4-6 hours, often free)
- Income verification + credit check
- Property identification + standard purchase process
Common mistakes
- Not knowing which program you qualify for. Each has specific income + credit + geographic requirements. Mike runs the eligibility check upfront.
- Applying through a non-participating lender. The DPA only works through approved lenders. Verify the lender is approved BEFORE going under contract.
- Missing the forgivable period. Moving out before the forgivable period ends (3 or 5 years) triggers repayment of the assistance.
- Forgetting about the income limit. Couples with combined income above the cap don't qualify.
Cornerstone is approved for all major AZ DPA programs
Mike works directly with the Home Plus, Home In Five, and Pathway program administrators. Free pre-qualification + DPA eligibility check, no commitment.
Contact Mike or call (480) 296-6513.
See also the full Down Payment Assistance Arizona specialty site for deeper DPA-only content.