Pima Tucson Homebuyer's Solution
The Pima County and Tucson down payment assistance program isn't one offering — it's a family of four. Four variants under one umbrella, each built for a different buyer profile. The trick is picking the right one before you reserve.
Quick answer: how does the Pima Tucson Homebuyer's Solution work?
- Where: All of Pima County, including the City of Tucson.
- Who runs it: Industrial Development Authority of Pima County and the Industrial Development Authority of the City of Tucson. Loans are serviced by U.S. Bank.
- The family: four variants — PTHS Advantage, PTHS Edge, PTHS Unassisted, and PTHS Advantage – Arizona is Home (the joint product paired with the statewide Arizona Is Home program).
- Loan types accepted: FHA, VA, USDA-RD, Fannie Mae HFA Preferred, and Freddie Mac HFA Advantage.
- Recapture tax: None on any variant.
- Purchase price limits: None set by the program — follow your loan agency's limits (FHA, conforming, etc.).
- Manufactured homes: Allowed with conditions (660 minimum credit score, no single-wide).
- Homebuyer education course: Required for all primary borrowers.
Which variant is right for you?
This is the decision the program guide doesn't put on one page. Here it is.
| Variant | Assistance | First-time buyer required? | Best fit |
|---|---|---|---|
| PTHS Advantage | Percentage of loan amount (varies by current rate offering) 30-year forgivable second, 0% interest, no monthly payment | No | You want DPA but aren't a first-time buyer (or you owned a home within the last 3 years). |
| PTHS Edge | Percentage of loan amount Buyer or seller pays 1% or 2% discount point for the Edge rate | No | You want the lowest available PTHS rate and you (or the seller) are willing to absorb 1-2% in discount points. |
| PTHS Unassisted | $0 — first mortgage only | No | You want the HFA-discounted first mortgage rate without any second-lien DPA. |
| PTHS Advantage – Arizona is Home | Up to $15,000 fixed assistance (eff. 04/01/26; was $9,000 prior) 30-year deferred forgivable second, 0% interest | Yes — and you must be an Arizona resident 6+ months | You're a first-time buyer, Arizona resident, in Pima County. The joint product with the statewide Arizona Is Home down payment assistance program. Tighter income caps but a fixed-dollar assistance amount. |
Assistance amounts and income caps change. We verify against the current eHousingPlus offering when we run your numbers.
Eligibility — the universal rules
| Requirement | Detail |
|---|---|
| Property location | All of Pima County, including the City of Tucson. |
| Occupancy | Must move in within 60 days of closing as your primary residence. |
| Loan type | FHA, VA, USDA-RD, Fannie Mae HFA Preferred, Freddie Mac HFA Advantage. |
| Minimum credit score | Per U.S. Bank product guides and loan-agency requirements. Manufactured housing requires 660+. |
| Income limits | Apply, with limits varying by variant, loan type, and household size. The AIH variant has lower limits than the Advantage / Edge / Unassisted variants. |
| Purchase price | No PTHS-imposed limits. Agency limits still apply (FHA, conforming, etc.). |
| Property type | 1–4 unit residential, detached or attached, manufactured (660 FICO min, no single-wide), condos, townhomes. |
| Homebuyer education | Required for all primary borrowers via a HUD-approved course (eHomeAmerica, Framework, Fannie Mae HomeView, or Freddie Mac CreditSmart). |
| Cash back | Not permitted (overpayment of prepaids and earnest money may be reimbursed). |
| Co-signers | Permitted, with conditions. Co-signer cannot occupy the property or be on title. |
| Recapture tax | None. |
How this fits with other Arizona down payment assistance programs
Most state-run down payment assistance programs in Arizona have variants underneath them. The Pima Tucson Homebuyer's Solution is the cleanest example — four flavors, each for a different buyer. Home Plus has multiple configurations too; Home In 5 in Maricopa County has multiple options as well. The big difference between these local Arizona programs and the national down payment assistance programs (Chenoa Fund, Arrive Home, Essex / NHF) is that the local programs offer higher assistance ceilings but have tighter geographic and income eligibility.
If you live in Pima County, this is your first look. If we determine it doesn't fit, the next stop is Arizona Is Home (statewide), then a national program.
FAQ
Do I have to be a first-time buyer to qualify?
Depends on the variant. PTHS Advantage, PTHS Edge, and PTHS Unassisted do not require first-time buyer status. PTHS Advantage – Arizona is Home (the joint product) does: no ownership or occupancy of a principal residence in the past 3 years, verified via a Fraud Report on every borrower.
Where exactly does this program work?
All of Pima County, including the City of Tucson. Outside Pima County you would use a different program — Home Plus or Arizona Is Home statewide, or one of the national down payment assistance programs that work in Arizona.
How much assistance can I get?
It depends on the variant. PTHS Advantage and PTHS Edge offer a percentage of your loan amount that changes with the current rate offering. PTHS Advantage – Arizona is Home offers up to $15,000 fixed (effective April 2026, was $9,000 prior). PTHS Unassisted is first mortgage only with no down payment assistance. We verify the current numbers against the active reservation system before we model your scenario.
What loan types work with the program?
FHA, VA, USDA-RD, Fannie Mae HFA Preferred, and Freddie Mac HFA Advantage. The assistance pairs with whichever first mortgage type fits your situation. Refinances are limited — talk to your loan officer for current refinance options.
Is there a recapture tax?
No. There is no recapture tax in any variant.
Can I use this program for a manufactured home?
Yes, with conditions. Manufactured housing requires a 660 minimum credit score, a 45 percent maximum debt-to-income ratio, no manual underwrite, and no single-wide manufactured homes. Doublewide manufactured homes on permanent foundations are the common case.
Will I owe the assistance back if I sell?
For the Advantage and Edge variants and the Arizona Is Home joint product, the assistance is a 0% interest deferred forgivable second mortgage. It's repaid only on a "maturity event" — usually selling the home, refinancing the first mortgage, or no longer occupying as your primary residence within the loan period. PTHS Unassisted has no down payment assistance, so this doesn't apply.
Where does the program information come from?
Direct from the official lender portal administered for the Industrial Development Authorities of Pima County and Tucson. We work directly through this portal as a participating lender.
Curious which variant fits your situation?
A 20-minute call. Bring your Tucson area, household income, credit score ballpark, and whether you've owned a home in the past three years. We narrow to the right variant and run real numbers.