VA Loan Guides for Arizona

One guide so far, with more on the way.

What the 2026 VA guide covers

For veterans, surviving spouses, and military families near Luke Air Force Base who are tired of national VA ads that skip HOA dues and insurance. The guide walks through:

• Residual income. VA lenders look at how much money you have left each month after your bills and house payment. Household size matters, even if your spouse isn't on the loan.
• Military and civilian pay together. How housing allowance and civilian income are reviewed side by side.
• The VA funding fee. A one-time fee on most VA loans. Some veterans are exempt, and I'll check whether you are.
• The home itself. Condos and townhomes need VA approval for the complex, and older homes have to meet VA property standards.
• Living in the home. VA purchase loans are for a home you'll live in. A duplex can work when you live in one unit.

What to bring to our first call: your Certificate of Eligibility (COE), or the details I need to request one, your Leave and Earnings Statement (LES) or retirement statement, and your household size. Relocating on orders? Bring those too, and we'll talk about timing.

VA isn't automatically the cheapest choice. With strong savings and a simple home, conventional can sometimes cost less. If you also need help with cash, compare VA first before adding down payment assistance. I'll run the options side by side.

More reading: buying notes · down payment help notes · For Veterans

VA residual income and occupancy

Veterans, surviving spouses, and households near Luke who are tired of national VA ads that skip HOA and insurance. If you already know you will not occupy, stop. VA purchase is an occupancy program. If you also need down payment help, run VA first. Many buyers add a second lien they do not need. That comparison lives under down payment help.

The 2026 post covers residual income in Maricopa County, BAH mixed with civilian pay, funding-fee exemptions, condos and townhomes that need project eligibility, and older central Phoenix houses that fail VA the same way they fail FHA. It is education. It is not a VA approval. The service page is still VA loans in Arizona. Bring a Certificate of Eligibility or the facts I need to request one. Bring LES or retirement. Bring household size if a spouse will not be on the loan. Residual income still sees the count.

First-time veterans can pair this with buying notes and the first-time path. Builder calendars still apply if you are using VA on a spec in Mesa, Gilbert, Surprise, or Buckeye. VA does not erase lock-extension math. That builder note is under buying. Identity and the game-night story are under news.

I will not publish your funding fee on this page. I will not tell you VA always beats conventional. If you have cash, strong documented income, and a simple house inside conforming limits, conventional can win. If the house will not pass VA condition, we look at FHA or conventional instead of stretching occupancy. A duplex only works if you occupy one unit and the rent on the other underwrites.

Luke, Guard, and Reserve households should not reuse a pre-approval written in another state. Bring orders if you are PCSing. We will tell you whether occupancy works now or after report date. Age-restricted communities add HOA documents. Solar leases belong in the worksheet. Skipping those items often means a late re-disclosure.

This category stays at /category/va-loans/. When more VA posts are published, they become more cards with a featured photo. If you already have a VA quote from a bank or credit union, bring it and the property address. Residual income, occupancy, and the funding fee are the usual gaps. Call or text (602) 448-4470. The office is 3420 E. Shea Blvd Suite 200, Phoenix, AZ 85028. Confirm Home Loans by Paige, NMLS #214634, on Meet Paige before you send documents. Qualification required. This page is education.