VA loans in Arizona

• Down payment: none required for eligible borrowers, as long as the price isn't higher than the appraised value
• Mortgage insurance: no monthly mortgage insurance
• Funding fee: a one-time fee. On a first-use purchase with less than 5% down, it's 2.15% of the loan. It's lower with 5% or more down, and borrowers who receive VA disability compensation are exempt.
• Loan limit: with full entitlement, VA sets no loan limit. Your lender still has to approve the amount.
• Eligibility: you need a Certificate of Eligibility (COE)
• Occupancy: the home must be where you'll live

Who it fits

A VA loan fits when you have VA eligibility, you'll live in the home, and the payment works after taxes, insurance, and HOA dues. It's for eligible veterans, active-duty service members, National Guard and Reserve members, and some surviving spouses.

Start with your Certificate of Eligibility. Your COE shows the lender you're eligible for the VA benefit. If you don't have one yet, I can help you request it. Get it before you fall in love with a home that only works on VA.

Used your VA benefit before? You may still have entitlement left. Entitlement is the part of your loan VA backs. Bring the details of any past VA loan so we know where you stand before you write an offer.

Surviving spouses follow a different paperwork path, so tell me how you're eligible in your first message.

For the bigger picture, including other benefits for veterans buying in Arizona, start on For Veterans. For Veterans

Residual income and Arizona HOA dues

VA looks at something most loans don't: residual income. That's the money left over each month after your new house payment, taxes, insurance, HOA dues, and other debts. VA sets a minimum based on where you live and the size of your family.

In Phoenix, Tucson, and West Valley planned communities, HOA dues can decide whether residual income works, even when the price looks comfortable. Send me the real monthly dues early.

Buying a condo or townhome? The HOA will answer a questionnaire about the community. Rental caps and special assessments can come up. Let's request it early so there are no surprises late in escrow.

How it works

COE first. Occupancy second. Residual income third. Purchase and a VA streamline refinance are different loans. Residual income uses an Arizona table. Read For Veterans for the first-call version.

Costs and fees

Most VA loans include a one-time funding fee paid to VA. For a purchase, the fee depends on your down payment and whether you've used the benefit before:

You can roll it into the loan or pay it at closing. Rolling it in raises your loan amount. Paying it upfront raises your cash to close. Neither is automatically better. I'll put both on your Loan Estimate so you can see the trade-off.

You may not owe it at all. You're exempt if you receive VA compensation for a service-connected disability, and in some other cases. Send me your award letter early so your estimate doesn't include a fee you won't pay.

No down payment isn't the same as no cash. You'll still have closing costs and prepaid items like taxes and insurance. Sellers can help with some of those.

VA refinance: the IRRRL

Already have a VA loan? An Interest Rate Reduction Refinance Loan (IRRRL), often called a VA streamline, can lower your rate or move you from an adjustable rate to a fixed rate. You'll need to certify that you live in the home now or used to. The funding fee on an IRRRL is 0.5%.

Bring your current VA loan statement. We'll compare your payment, the years left, and the costs to see whether it's worth it. refinance

Occupancy, PCS moves, and tight timelines

VA loans are for a home you'll live in. A second home or rental usually belongs on a different loan. Tell me your plan in your first message so we don't start a VA path that can't close.

Have a report date that won't move? Tell me on day one. I'll map the HOA questionnaire, appraisal, and underwriting against your calendar.

Moving to Arizona from out of state? relocating to Arizona

How your income counts

VA borrowers bring all kinds of income: active-duty pay, military retirement, VA disability, and civilian paychecks. Here's what to have ready:

• Active duty: your Leave and Earnings Statement (LES)
• Retirement or disability: your award letters
• Civilian job: recent paystubs and W-2s
• Self-employed: tax returns that match the income you're counting

Bonuses and overtime usually need a track record before they count.

What to bring, and what slows VA loans down

For our first call: your COE if you have it, income documents, recent bank statements, the address or price range you're shopping, and whether it's a condo or townhome.

The usual delays: a missing COE, residual income that wasn't figured with the real HOA dues, and late HOA questionnaires. After the first review, underwriters (the people who review and approve your loan) often ask for updated paystubs, bank statements that show where your earnest money came from, and HOA answers. Getting those to me quickly keeps your loan moving.

When you're ready, call (602) 448-4470 or start your secure application. apply

VA or conventional? We'll compare both.

Some veterans are eligible for both. VA often wins when no down payment and no monthly mortgage insurance matter most. Conventional can win with a larger down payment, or for a second home VA won't cover.

If another lender already sent you a Loan Estimate, bring it. A lower rate that leaves out HOA dues or the funding fee isn't a true comparison. If their offer is the better deal, I'll tell you to keep it. second opinion

Using down payment help or buying your first home? first-time home buyer · Compare every program: loan types

VA loans across Arizona

I help veterans from Phoenix to Tucson, Prescott, and Flagstaff. The VA rules here apply statewide. Buying in Pima County? See the Tucson page too. Tucson mortgage