Home Purchase Loans in Arizona
Arizona charges no transfer tax and no mortgage tax, the seller customarily pays the owner’s title policy, and the escrow closing funds the morning the deed records. We are licensed as an Arizona mortgage banker and broker, price every loan type side by side, and are licensed statewide, in all 15 counties.
Arizona Mortgage Banker License 1029604 and Mortgage Broker License 1021032. NMLS #1925352.
Buying in Arizona, 2026
Conforming limit
$832,750 statewide
FHA limit, Maricopa and Pinal
$557,750
Down payment
From 3% conventional, 3.5% FHA, 0% VA
Transfer and mortgage tax
None
Closing
Escrow company; funds release when the deed records
3%
Minimum down payment on a conventional loan
$0
Arizona transfer and mortgage tax
15
Arizona counties, licensed statewide
4.9
Average of 5,300+ Google reviews
What an Arizona purchase looks like from the financing side.
Metro Phoenix and Tucson draw buyers from California, the Midwest and everywhere else, many of them with good income and little saved, and new construction makes up a large share of what they buy. The financing has to be ready before the offer: a pre-approval that already includes the HOA dues most subdivisions carry, and a lender who prices conventional, FHA, VA and jumbo side by side and against the builder’s preferred lender.
Arizona adds little to the closing. There is no transfer tax and no tax on the mortgage; the deed records for a flat county fee with an Affidavit of Property Value. By custom the seller pays the owner’s title policy and the escrow fee is split. Closings run through an escrow company, and because Arizona is a dry-funding state, the money moves and keys change hands once the county records the deed, normally the same morning. Property taxes are paid in two halves, due October 1 and March 1, a year in arrears.
This page covers buying a home in Arizona. For the state as a whole, including our Arizona licences and every loan we offer here, see our Arizona page; for the purchase process itself, see the purchase hub. If you are weighing programs, FHA in Arizona and VA in Arizona go deeper, and when you own, refinancing in Arizona picks up the story.
Three kinds of Arizona buyers, and how we finance each.
The loan that fits depends less on the house than on your credit, your savings and how long you plan to stay.
First home
Low down payment
Conventional from 3 percent down for eligible borrowers with a 620 score and mortgage insurance you can ask to cancel at 80 percent of the original value, or FHA from 3.5 percent with a 580 score and a $557,750 limit across Maricopa and Pinal. A documented gift from family can supply the down payment on either.
New build
Builder incentives, priced honestly
Builders in the West Valley, the East Valley and Pinal County often offer closing-cost credits tied to their preferred lender. We price the builder’s offer against ours side by side, credits included, so you can see which one actually costs less over the years you will own the home.
Veterans
VA with nothing down
Luke, Davis-Monthan, Yuma and Fort Huachuca, plus one of the largest retired-veteran populations in the country. A VA loan needs no down payment and no monthly mortgage insurance, has no loan limit with full entitlement, and closes here for the lender’s and escrow company’s fees alone.
The four loan types, and what each costs to use in Arizona.
Program rules are federal; the last column is what changes in Arizona. Your pro tells you which fits your file.
| Loan | Down payment and credit | In Arizona |
|---|---|---|
| Conventional | 3% down for eligible borrowers from a 620 score; mortgage insurance you can ask to cancel at 80% of the original value, ending automatically at 78% | Conforming limit $832,750 in every county; no state tax on the loan, so closing costs are mostly the lender’s and escrow company’s fees |
| FHA | 3.5% down from a 580 score, 10% from 500; mortgage insurance for the life of the loan below 10% down | $557,750 in Maricopa and Pinal, $609,500 in Coconino, $541,287 elsewhere; builders often pay closing costs within the 6% limit |
| VA | Nothing down with full entitlement; funding fee 2.15% on first use with nothing down, exempt if you receive VA disability compensation | No loan limit with full entitlement; the VA requires a termite inspection; Proposition 130 property tax exemption for disabled veterans |
| Jumbo | Typically 10% to 20% down, 700+ score and reserves after closing | Above $832,750; common in Scottsdale, Paradise Valley and north Phoenix; appraisal review is stricter |
Sellers may pay closing costs within each program’s rules: up to 3% to 9% of the price on conventional depending on the down payment, up to 6% on FHA, and on VA any amount of ordinary closing costs, with concessions such as prepaids and the funding fee capped at 4% of the loan. Arizona sellers customarily pay the owner’s title policy and half the escrow fee, so concessions go to prepaid items and the lender’s costs.
Escrow, dry funding and the HOA packet: how an Arizona closing actually runs.
An Arizona closing runs through an escrow company rather than an attorney. You sign a day or two before closing, at the escrow office or with a mobile notary, and the lender releases funds only after the county records the deed, which is why Arizona is called a dry-funding state. Recording usually happens the morning of closing, and the keys follow the same day.
Most metro Phoenix and Tucson homes sit in a homeowners association, and state law requires the association to deliver a disclosure packet before closing. The dues count in your debt ratio, and transfer or capital-contribution fees are usually a buyer cost. We ask for the dues on the first call and request the packet as soon as you are under contract, so neither one surprises you at the table.
Yuma to Flagstaff
Purchases closed through an Arizona escrow office near you, wherever in the state the home is.
Six Arizona closing customs that shape your numbers.
These decide who pays what at an Arizona closing. All of them are on your Loan Estimate from the start.
01
No transfer or mortgage tax
The deed records for a flat county fee and the Affidavit of Property Value filed with it is required by law but carries no tax.
02
Title and escrow
The seller customarily pays the owner’s title policy; the buyer pays the lender’s policy; the escrow fee is split. All of it is negotiable in the contract.
03
Dry funding
Funds release after the deed records, normally the same morning. Closings are scheduled early in the day so you have the keys by afternoon.
04
HOA disclosure and dues
The association must deliver a disclosure statement before closing. Dues count in your debt ratio and transfer fees are usually a buyer cost.
05
Property taxes in two halves
Paid in arrears, due October 1 and March 1. The seller credits you their share at closing and the escrow is yours after that.
06
The appraisal in the desert
Appraisers look at the roof, the air conditioning, monsoon water damage and pool barriers. We flag likely items for the seller before the appraiser arrives.
What would an Arizona purchase cost each month?
Pick a loan type and down payment, then add your county’s tax rate, insurance and the HOA dues. The result is the whole payment, which is the number lenders qualify you on.
The U.S. mortgage market right now.
National average rates from the Federal Reserve Bank of St. Louis FRED database: the Freddie Mac survey for conventional and the Optimal Blue indices for FHA and VA, shown as third-party market benchmarks, not MortgagePros pricing. Your rate and APR depend on your credit, down payment, loan type, the property and the day you lock.
Conventional 30-year fixed, U.S. average
7.40%
FHA 30-year fixed, U.S. average
7.18%
VA 30-year fixed, U.S. average
7.09%
Sources: Freddie Mac Primary Mortgage Market Survey (conventional, 30-year national average, week of Oct 8, 2026) and Optimal Blue Mortgage Market Indices (FHA and VA, 30-year national averages as of Oct 8, 2026), distributed through FRED, Federal Reserve Bank of St. Louis; the figures and dates refresh automatically from the source. These are third-party market benchmarks, not MortgagePros rates and not an offer of credit. Your rate and APR depend on your credit, loan type, property and lock date.
How an Arizona purchase works with us.
Four steps, one licensed pro, and a closing through an Arizona escrow office near you.
1
Pre-approval with real numbers
Income, assets and credit verified, with Arizona taxes, insurance and HOA dues already in the payment.
2
The right loan, priced side by side
Conventional, FHA, VA and jumbo compared for your file, and against the builder’s offer on a new build.
3
Property and association checks
HOA packet requested, condo approval confirmed, appraisal ordered the day the contract is signed.
4
Close through escrow
Signing at an Arizona escrow office near you or with a mobile notary. Funds release when the deed records, usually the same morning.
Ready to buy in Arizona?
An Arizona-licensed pro gives you a pre-approval with taxes, insurance and HOA dues already in the numbers. Free, and it starts without a hard credit pull.
Buying in Arizona, answered.
The questions Arizona buyers ask us most. If yours is not here, a licensed pro will answer it directly, with no obligation.
What closing costs does an Arizona buyer pay?
The lender’s fees, the lender’s title policy, half the escrow fee, the first year of homeowners insurance, prepaid taxes and interest, and any HOA transfer fee. There is no transfer or mortgage tax. On a $400,000 purchase with 5 percent down, plan on roughly 2 to 3 percent of the price before any seller or builder credit.
How much do I need down?
Conventional loans start at 3 percent down for eligible borrowers with a 620 credit score, FHA at 3.5 percent with a 580 score, and VA loans need nothing down for eligible veterans. A documented gift from family can supply the down payment on all three. Jumbo loans above $832,750 typically want 10 to 20 percent.
Should I use the builder’s lender for the incentive?
Sometimes. Builder credits are real money, but they are often tied to a rate or fees that cost more over the life of the loan. We price the builder’s offer against ours with the credit included and show you the total cost over the years you expect to own, so you can take the incentive when it is actually the better deal.
What does dry funding mean for my closing day?
You sign a day or two ahead, the escrow company sends the documents to the lender, and the lender releases funds only after the county records the deed, usually the morning of closing. Keys come once escrow confirms recording, typically that afternoon.
When are Arizona property taxes due?
In two halves, October 1 and March 1, for the previous year. At closing the seller credits you for the part of the year they owned the home, and your lender collects the escrow from then on.
Do I have to come to Michigan?
No. Your licensed pro handles the loan by phone, email and e-signature, and the closing runs through an Arizona escrow office near you or with a mobile notary. Our Arizona banker and broker licences are what allow us to do this.
Talk to a Arizona-licensed pro about buying a home.
Tell us what you are looking to do and where in Arizona. A licensed pro will call back, usually the same business day. Asking does not start a loan or require a hard credit pull.
Prefer to talk?
248-416-1361
Open 24/7. Ask for your pro by name.
Visit our office
880 W. Long Lake Rd, Suite 300
Troy, Michigan 48098, just off I-75. Free parking.
Licensed and reviewed
Arizona Mortgage Banker License 1029604 and Mortgage Broker License 1021032. NMLS #1925352. Rated 4.9 across 5,300+ Google reviews.