VA home loans in Phoenix, 2026

• Down payment: none required for eligible borrowers with full entitlement, meaning your VA home loan benefit isn't tied up in another loan. With full entitlement, VA sets no loan limit. The lender still decides how much you can borrow.
• Monthly mortgage insurance: none.
• Funding fee: a one-time fee on most VA loans. For a first-use purchase with less than 5% down, it's 2.15% of the loan. Veterans who receive VA disability compensation are exempt.
• Residual income: VA checks the money left each month after your housing payment and debts. Arizona uses VA's West region figures.
• Occupancy: the home has to be the one you'll live in.

Who it fits

Eligible Veterans, service members, and some surviving spouses who will live in a Phoenix-area home. Step one is your Certificate of Eligibility (COE), the VA document that shows your home loan benefit. Buying a rental? A VA purchase loan is the wrong tool.

How it works

Your COE, the home you'll live in, and VA's residual income test. Buying and refinancing an existing VA loan are different loans with different rules.

What it costs

Most VA loans have a funding fee, and some borrowers are exempt. You'll still have closing costs, prepaid taxes and insurance, and any HOA fees.

Zero down is the headline. The details are local.

National VA ads don't mention HOA dues on a Gilbert townhome, Arizona insurance quotes, or how a truck payment affects residual income. Those details decide whether VA fits the house you want. VA loans in Arizona · Veterans

Residual income, explained

Residual income is the money left over each month after your new house payment, taxes, insurance, HOA dues, and other debts. VA uses it alongside your debt-to-income ratio (your monthly debts compared to your income). The amount VA looks for depends on family size, loan amount, and region. Arizona is in VA's West region.

Local numbers matter. Maricopa County taxes and HOA dues aren't a national average, and a worksheet that skips the HOA is guessing.

• Bring your Leave and Earnings Statement (LES) or retirement statement, plus any VA disability award letter.
• HOA dues and solar leases belong in the worksheet.
• VA counts everyone in your household, even if your spouse isn't on the loan.

Luke AFB, Guard, Reserve, and PCS timing

If you're stationed at Luke Air Force Base or serve in the Guard or Reserve, you may have both military and civilian income. A pre-approval from another state doesn't carry over. On PCS orders (a permanent change of station)? Bring them, and we'll see whether your move-in timing works now or after your report date.

Zero down isn't zero cash

You'll still need cash for prepaid taxes, homeowners insurance, and HOA transfer fees unless a seller credit or a gift covers them. Insurance quotes vary a lot from home to home, so we build your cash to close from real quotes.

The funding fee. Most VA loans have a one-time funding fee. VA's current rates for a purchase:

You don't pay it if, for example, you receive VA disability compensation for a service-connected condition, you're a surviving spouse receiving Dependency and Indemnity Compensation (DIC), or you're on active duty and have received a Purple Heart. Tell me on our first call if you might be exempt.

Condos, townhomes, and new builds

• Condos and townhomes: the project has to be acceptable to VA. We check before you waive anything. Phoenix condo mortgages
• New builds in Buckeye, Queen Creek, or Goodyear: we line up the builder's finish date with your rate lock. Get the estimated move-in date in writing. new construction note
• Older homes in central Phoenix: VA has property standards. A worn roof or an unpermitted addition can hold up a VA loan, just like FHA.
• A duplex can work when you live in one of the units.

VA, FHA, or conventional on the same house

• VA: no down payment required with full entitlement, no monthly mortgage insurance, a funding fee unless you're exempt.
• FHA: 3.5% down with a credit score of 580 or higher, plus mortgage insurance. FHA loans
• Conventional: can make sense if you have cash and strong credit and want to save your VA benefit. conventional

Skipping a benefit you earned because conventional "looks cleaner" can cost you. I compare all three on the actual house.

What to bring to our first call

Your COE (or service details so we can request it), your LES or retirement statement, pay stubs, any HOA dues, and the ZIP code you're shopping in. Side income or a business? Mention it right away. Pre-Approval Checklist

Mistakes I help Veterans avoid

• Writing an offer on a townhome before checking the project.
• Waiving an inspection because "VA is easy." VA cares about condition.
• Assuming your full benefit is available when you still have a VA loan on another home. Bring that loan's details and we'll check your remaining entitlement.
• Forgetting a solar lease or special assessment. Mention them early so nothing gets redone late.
• Skipping the HOA rules in a 55-and-older community. Send me the CC&Rs (the community's rules) if you have them.

First-time buyer? If VA already covers your down payment, you may not need down payment assistance as well. I'll compare both. first-time Phoenix path · Arizona down payment help

Short note: This post is education. A conversation is not a VA approval.