No Down Payment Arizona: 7 Programs That Actually Work in 2026
Mike Certo · Cornerstone First Mortgage · NMLS #260555 ·
Most buyers assume they need 20% down to purchase a home. That number comes from the old advice to avoid PMI — not from any legal requirement. Arizona is one of the most active DPA states in the country, with programs at the state, county, and national level that cover the down payment entirely for qualifying buyers.
Below is every credible path to zero or near-zero down in Arizona in 2026, with plain explanations of how each works and which county it covers.
Grant vs. Forgivable Second vs. Repayable Second — What's the Difference?
Before going program-by-program, it helps to know what kind of assistance you're getting. These three structures cover almost every DPA option in Arizona:
- Grant: Free money — no repayment under any circumstances. True grants are rare but do exist in some national programs.
- Forgivable second: A second mortgage that gets canceled after you stay in the home a set number of years — often 3, 5, or 10. If you sell or refinance before that window closes, you repay a prorated amount.
- Repayable second: A real loan — typically at 0% interest — that comes due when you sell, refinance, or pay off the first mortgage. You always pay it back, but often years later and without interest.
Most Arizona programs use one of the second-mortgage structures. The practical difference matters most if you plan to move or refinance within a few years.
Home Plus — Available Statewide Across Arizona and Pima
Home Plus is administered by the Arizona Housing Finance Authority (AzHFA) and works statewide — with one important exception: it does not apply in Maricopa or Pima counties. If you're buying in Prescott, Flagstaff, Yuma, Lake Havasu City, Sierra Vista, or anywhere rural, Home Plus is typically your strongest state-level option.
The program pairs with FHA, conventional, VA, or USDA loans and provides down payment assistance as a second lien. Income and purchase price limits apply; contact Mike for current county-specific figures. Learn more on the Home Plus detail page.
Home in Five — Maricopa County's Primary Program
Home in Five is run by the Maricopa County Industrial Development Authority (IDA) and is exclusively for buyers purchasing in Maricopa County. That covers Phoenix, Scottsdale, Mesa, Gilbert, Chandler, Glendale, Tempe, Peoria, and every other Maricopa city.
The program provides down payment assistance as a percentage of the loan amount, structured as a silent second. For qualifying buyers — including teachers, first responders, and active military — there are enhanced benefit tiers. Income limits apply and are set relative to the area median income for Maricopa County. Full program details are on the Home in Five page.
Pima Tucson Homebuyer's Solution — Pima County and Tucson
The Pima Tucson Homebuyer's Solution is administered by the Pima IDA and covers buyers in Pima County, which includes Tucson, Marana, Sahuarita, and Green Valley. The assistance comes as a second lien and can be combined with FHA or conventional financing.
Tucson's lower median home prices compared to Phoenix mean the DPA assistance often covers a meaningful portion of a buyer's closing costs as well as the down payment. Full details are on the Pima Tucson program page.
Arizona Is Home — Statewide, Including Maricopa and Pima
Arizona Is Home is also administered through AzHFA and works across all Arizona counties, including Maricopa and Pima. This matters because it fills the gap that Home Plus leaves: a buyer in Phoenix or Tucson who doesn't qualify for Home in Five or Pima Tucson can still access this statewide option.
The program is structured as a forgivable second. Income and purchase price limits apply by county. Contact Mike or visit the programs page to check current eligibility.
National Programs — Chenoa Fund, Arrive Home, Essex / NHF
Three national programs operate in Arizona and often serve buyers who don't fit state program parameters — higher income, specific loan types, or credit profiles that work better with a national underwriting structure.
- Chenoa Fund (CBC Mortgage Agency): Down payment assistance as either a repayable or forgivable second. Works with FHA loans. Available statewide. Details at /chenoa-fund.html.
- Arrive Home: A national program offering grant-style or second-lien assistance. Works with conventional and government loans. Available to buyers who meet income guidelines regardless of county.
- Essex Mortgage / NHF: Similar national structure. The NHF (National Homebuyers Fund) grant can cover down payment and a portion of closing costs. Available with FHA and conventional loans statewide.
National programs are a strong fallback when a buyer's income is above state program limits or when the property is in a high-cost zip code. See the full comparison at /arrive-home.html and /programs.html.
VA Loans — $0 Down for Eligible Veterans
For Veterans, active-duty service members, and surviving spouses, VA is the simplest path to zero down — no secondary assistance program needed. VA loans require no down payment, no private mortgage insurance, and have flexible credit requirements (most lenders want 580–620 FICO).
There is no loan limit on VA's zero-down benefit for eligible borrowers with full entitlement. A VA funding fee applies in most cases, though it can be rolled into the loan amount. Surviving spouses of service members killed in action are typically exempt from the funding fee.
USDA Loans — 100% Financing in Rural Arizona
USDA's Rural Development loan program offers 100% financing for properties in eligible rural areas. In Arizona, this includes parts of the state outside the Phoenix and Tucson metro cores — communities like Maricopa (city), Coolidge, Wickenburg, Payson, and many smaller towns.
USDA has income limits (typically set at 115% of AMI for the area) and requires the property to fall within the eligible geographic boundaries. The USDA property eligibility map is searchable online. FICO minimum is generally 640 for the automated underwriting path.
Which Program Fits Your County?
The single most important filter is your purchase county. Here's a fast reference:
- Maricopa County (Phoenix metro): Home in Five is your primary state option. National programs (Chenoa, Arrive, Essex/NHF) are strong alternatives. VA and USDA where eligible.
- Pima County (Tucson metro): Pima Tucson Homebuyer's Solution is the local program. Arizona Is Home also works here. National programs available.
- All other Arizona counties: Home Plus is the flagship state option. Arizona Is Home also applies. National programs work statewide.
Remember: programs do not stack. A buyer picks one DPA program that fits their situation — not a combination of two. If one program's limits don't work, check the next option before assuming DPA isn't available. For current income and FICO thresholds, see the current DPA figures.
How Down Payment Assistance Actually Works at Closing
When you close with DPA, two transactions happen simultaneously. First, you borrow the primary mortgage (FHA, conventional, VA, or USDA). Second, the DPA program funds a second lien — grant, forgivable, or repayable — that covers the down payment shortfall. The title company coordinates both at the same closing table. You don't receive cash in hand; the funds are applied directly to the settlement statement.
Your out-of-pocket at closing can still include origination costs, appraisal fees, title insurance, and prepaid items (property taxes, homeowner's insurance). Some programs allow DPA funds to cover a portion of closing costs as well — check program details or ask Mike.
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Frequently Asked Questions
Can you actually buy a home in Arizona with no down payment?
Yes. VA and USDA loans offer 100% financing for eligible buyers. Arizona's state and county programs — Home Plus, Home in Five, and Pima Tucson Homebuyer's Solution — cover the down payment layer on top of an FHA or conventional loan, making the effective out-of-pocket at closing very low or zero. You still pay closing costs unless those are covered separately.
Which no-down-payment program works in Maricopa County?
Home in Five is the primary Maricopa County program, administered by the Maricopa County IDA. National programs like Chenoa Fund, Arrive Home, and Essex/NHF also work in Maricopa. VA and USDA apply regardless of county for eligible borrowers.
Do you have to pay back down payment assistance in Arizona?
It depends on the program. Home Plus and Home in Five use a forgivable or deferred soft second with no monthly payment. Some structures are forgiven after you stay in the home a set number of years; others are a 0% repayable lien due only when you sell or refinance. Outright grants you never repay are rare. See the current DPA figures for each program's terms.
How much down payment assistance can I get in Arizona?
Home Plus gives up to 4% of the loan amount statewide, plus an extra 1% for active-duty service members and Veterans, for up to 5% total. Home in Five covers Maricopa County only and reaches up to 6.5% (5% base, plus 1% for teachers, first responders, military, Veterans, and income-qualified buyers, plus a 0.5% boost). Both apply the assistance to your down payment and sometimes closing costs.
What are the income limits for Arizona DPA?
Home Plus allows borrower income up to $155,386, or $146,503 when paired with an FHA, VA, USDA, or conventional HFA loan. Home in Five uses a household income limit of $157,360 as of June 10, 2026. These ceilings are generous, so many Phoenix and statewide buyers who assume they earn too much actually qualify. Check the current figures for your situation.
Do I have to be a first-time buyer to use Arizona DPA?
No. Home Plus and Home in Five both allow repeat buyers, not just first-timers. When a program does require "first-time" status, it usually means you have not owned a home in the past three years, so prior owners often still qualify. The bigger filters are income, credit score, and which county you are buying in.
What credit score do I need for Arizona DPA programs?
Most Arizona DPA programs require a minimum 640 FICO score, including Home Plus and Home in Five. FHA on its own allows scores down to 580, but the DPA layer sets the higher 640 floor. USDA's automated path also generally wants 640. Contact Mike to check your specific score against current program requirements — reach out here.
Home Plus vs. Home in Five — which is better?
It comes down to location and how much help you need. Home Plus works statewide (not Maricopa or Pima) and gives up to 5% with active-duty or Veteran status. Home in Five is Maricopa County only and reaches up to 6.5%, so Phoenix-area buyers usually get more from it. Both allow repeat buyers and require a 640 FICO. You pick one — they do not stack.
Do I need a homebuyer education course?
Yes, most Arizona DPA programs require a homebuyer education course before closing. It usually runs about 4 to 8 hours online and is often free or around $50 to $100. The course explains budgeting, the loan process, and homeownership costs. Mike can point you to an approved provider that satisfies Home Plus or Home in Five requirements.
Can I combine two DPA programs to cover more costs?
No. Arizona DPA programs do not stack with each other. A buyer picks one program based on their county, income, and loan type, and the DPA layers with the first mortgage instead. The Mortgage Credit Certificate (MCC) is a separate tax-credit tool that can sometimes pair with a DPA program — but two DPA seconds cannot run at once.
Does DPA work with FHA, VA, USDA, and conventional loans?
Yes, Arizona DPA works with all four loan types — FHA, VA, USDA, and conventional. Home Plus and Home in Five each pair the assistance second with your choice of first mortgage. VA and USDA already finance 100% with zero down, so DPA on those typically goes toward closing costs rather than the down payment itself.
Is DPA always the right move?
No. DPA can come with slightly higher first-mortgage pricing in exchange for the assistance, so if you already have savings for a down payment, paying it yourself may cost less over time. Mike runs both scenarios side by side and tells you straight when DPA is not the better deal. Ask Mike to compare your options.