Arizona down payment help in 2026, in plain English

• Arizona has several programs. The three you'll hear about most are HOME Plus (statewide), Home in Five (Maricopa County), and Open Doors (City of Phoenix only).
• Each has rules: income limits, a homebuyer class, and the home must be where you live. Some cap the price.
• Help usually comes as a second loan, not free cash. Many are forgiven if you stay in the home long enough.
• It isn't always cheaper. Sometimes a plain FHA loan with 3.5% down is faster and costs less. I compare both on the same house.

Help is real. So are the rules.

First-time buyers hear "Home Plus," "down payment assistance," and "zero down" in the same breath. They aren't the same thing.

I'm Paige Martinez, a mortgage broker at Home Loans by Paige in Phoenix. Before you write an offer, I put three options side by side: the loan with assistance, a plain FHA loan, and a conventional loan with the cash you have. The full program guide is on the assistance page. Arizona down payment assistance

This is education, not an approval. Programs change, so I check the current rules on your address.

HOME Plus, Home in Five, and Open Doors at a glance

Details are from each program's site as of this writing. Funding changes, so I confirm a program is open first.

Income, the class, and price caps

• Income: Programs count it differently. HOME Plus uses the income the lender uses for your loan. Open Doors sets limits by household size and area median income (the middle income for the area, updated yearly). On some programs, a roommate or parent who lives with you counts. Leaving someone off doesn't make it go away. It just shows up later.
• The class: Take it early, once we know which program fits. Some certificates expire.
• Occupancy: The home has to be your primary residence, not a future rental.
• Price caps: Open Doors, for example, caps the price at $470,250. A home just over a cap is out, even if everything else fits.

Over the income limit? That's fine. We price FHA or conventional on your real numbers.

Compare cash to close, three ways

Assistance can be a second loan (called a second lien), a forgivable loan, or a balance you repay when you sell. I lay out three columns on the same house: the loan with assistance, plain FHA with 3.5% down, and conventional with the cash you have.

Watch seller credits. A seller credit is money the seller pays toward your costs. FHA allows up to 6% of the price. Conventional with less than 10% down allows 3%. Assistance programs can add their own limits. I check before you ask for a credit the program won't allow. FHA loans · conventional

The house still has to pass

A central Phoenix bungalow with peeling paint, a worn roof, or broken systems can stall a closing on any program. Send me the listing early.

Where you buy changes what fits

HOME Plus is statewide. Home in Five covers Maricopa County. Open Doors stops at Phoenix city limits, and a Phoenix mailing address can still sit outside the city. I check the exact address, not an old article. Insurance and HOA dues change the math too, so a Glendale payment and a Queen Creek payment can differ at the same price.

Earned VA benefits? VA requires no down payment for eligible borrowers with full entitlement. We look at VA first, before adding a second loan you may not need. VA loans · 2026 VA Valley note

What "first-time buyer" means

Some programs, like Home in Five Platinum, count you as a first-time buyer if you haven't owned a home in the past three years. A home you stayed on title for after a divorce, even in another state, can change that. Bring your ownership history to our first call. first-time home buyer loans · Phoenix first-time path

What to have ready for our first call

W-2s or tax returns, recent pay stubs, everyone who will live in the home, the ZIP code you're shopping, and bank statements. If a parent is giving you money, tell me early. pre-approval checklist

Common mistakes to avoid

• Starting the class after you're under contract. On a busy Mesa or Gilbert weekend, there's no time.
• Taking the wrong class. Wait until we confirm your income and price fit.
• Writing a seller credit the program won't allow. Check with me first.
• Assuming a gift is simple. The program and the loan both have gift rules. The giver needs to show the money is theirs to give.

Some listing agents prefer offers without assistance. If so, I'll tell you before you write. A plain FHA offer can be the stronger one.