Pima and Tucson HOME program income limits in 2026 — what counts
HUD updated HOME program income limits in April 2026. Pima County's calculations follow the Tucson MSA AMI table. Here's where the thresholds land for the 2026 program year and what counts as household income.
2026 Tucson MSA HUD income limits — the numbers
These are pre-tax gross household income figures HUD publishes annually. Pima County uses them directly. The City of Tucson's IDA programs reference the same table.
Income from every adult in the household counts, even non-borrowing spouses or roommates listed on the lease. That's a frequent miss for buyers calculating eligibility on their own.
| Household size | 80% AMI (HOME ceiling) | 60% AMI (deep subsidy) |
|---|---|---|
| 1 person | $47,200 | $35,400 |
| 2 person | $53,950 | $40,450 |
| 3 person | $60,700 | $45,500 |
| 4 person | $67,400 | $50,550 |
| 5 person | $72,800 | $54,600 |
| 6 person | $78,200 | $58,650 |
What counts as income (and what doesn't)
Gross wages, salary, overtime, bonuses, commissions, self-employment net income, alimony, child support, regular Social Security, pension, recurring 401(k) distributions, ongoing IRA distributions, recurring stipend or fellowship income, and ongoing rental income all count.
What doesn't count: tax refunds, lump-sum inheritances, one-time settlements, gift funds for the down payment itself, and reimbursements (mileage, per-diem).
Self-employment income — the friction point
HUD's HOME calculation uses gross self-employment receipts adjusted for business expenses. Lender underwriting uses adjusted gross income from Schedule C and tax returns. The numbers rarely match.
For a sole proprietor showing $90K gross and $58K Schedule C net, HUD might count $58K. The lender might count an average of two years' net (so $54K if the prior year was $50K). Both should clear an 80% cap of $67,400 for a family of four — but the calculation is different on each side.
Common questions
Do I qualify if I'm just over the 80% AMI line?
Some Tucson IDA layered programs go up to 120% AMI for downpayment help, but the deep subsidy and most HOME-funded assistance caps at 80%. We'll check whether you fit a layered program before ruling out DPA.
Does my non-borrowing spouse's income count?
Yes, for the Pima HOME program calculation. Anyone in the household contributes to the eligibility math even if they're not on the loan.
How often do these income limits change?
HUD updates AMI tables annually in April. Pima usually adopts the new figures within 30-60 days. Once a buyer is in process under the prior year's limits, most programs honor those limits through closing.
Can I combine Pima HOME with Home Plus DPA?
Generally no — both are first-loss DPA seconds, and lenders allow only one DPA second per purchase. Your DPA second layers with your first mortgage (FHA, VA, USDA, or conventional), not with another DPA. Want to compare your options? See the current Arizona DPA figures or all loan programs.
Do I have to pay back Arizona down payment assistance?
Usually no. Arizona's Home Plus assistance is a forgivable, deferred soft second with no monthly payment — it's forgiven over time as long as you keep the home. Home in Five works the same way. Some city programs use a repayable or partly forgivable lien instead, so the answer depends on the specific program you use. We confirm the exact terms before you commit.
What are the income limits for Arizona DPA?
For statewide Home Plus, the borrower income limit is $155,386, or $146,503 when paired with an FHA, VA, USDA, or conventional government loan. In Maricopa County, Home in Five uses a household income limit of $157,360 as of June 10, 2026. Pima County's HOME program is separate and caps at 80% AMI — $67,400 for a family of four in 2026.
Do I have to be a first-time buyer for Arizona DPA?
No, not for the main statewide programs. Home Plus and Home in Five both allow repeat buyers, so you can use them even if you've owned before. When a program does ask for "first-time buyer" status, that means you haven't owned a home in the past three years. Some city or county programs add their own first-time rules, which is why we check each one for your scenario.
How much down payment assistance can I get in Arizona?
It depends on the program. Statewide Home Plus gives up to 4% of the loan amount, plus a 1% boost for Active Duty and Veterans — up to 5%. In Maricopa County, Home in Five gives up to 5%, plus 1% for teachers, first responders, military, Veterans, or income-qualified buyers, plus a 0.5% boost — up to 6.5%. Pima HOME amounts vary by funding.
What credit score do I need for Arizona DPA?
It depends on the program: Home Plus requires a 620 credit score and Home in Five requires 640. FHA financing on its own allows scores down to 580, and each DPA program sets its own minimum. If you're close, we'll look at what it takes to get you there before you apply.
How Mike + Cornerstone help
I'll run your scenario through both HUD's calculation and our underwriting math before you go through a program application. We've worked Pima HOME closings in Marana, Vail, Oro Valley, and central Tucson — the right program depends on the property's location and your income mix.
Talk to Mike first Get pre-approved
No pressure, no commitment. Free 20-minute consult. Mike will look at your scenario and tell you straight whether this works for you.