Pinal County, Arizona
Pinal County home loans from a loan officer who lives here
Looking for a mortgage lender in Pinal County? I'm Andria Townsend, a loan officer with NEXA Mortgage based in San Tan Valley. I help Pinal County buyers with FHA, VA, USDA, conventional, and jumbo loans, and with Arizona Is Home and Home Plus down payment help. Pinal shares the Phoenix-metro loan limits, but it has its own down payment, USDA, and property tax rules.
Andria Townsend, NMLS #2154631 · NEXA Mortgage, LLC, NMLS #1660690 · San Tan Valley, AZ · Updated October 2026
Key facts at a glance
| 2026 FHA limit (1 unit) | $557,750 |
|---|---|
| 2026 conforming limit | $832,750 |
| Down payment help | Arizona Is Home (Pinal income limit $112,400) and Home Plus |
| USDA | Many eligible addresses; check each one |
| Property tax | Pinal County cut its primary rate in 2026, but bills and escrow can still rise |
| County seat | Florence |
Why use a local loan officer in Pinal County?
Pinal County has quirks a lender from out of state can miss. New neighborhoods with HOA dues and Community Facilities District taxes. Leased solar panels on resale homes. Mailing addresses that say "Queen Creek" but sit in a different town and county. USDA eligibility that changes from street to street. I live in San Tan Valley, so these are part of everyday life here, and I build them into your numbers before you write an offer.
Which loans work best in Pinal County?
- FHA loans: the 2026 limit of $557,750 sits well above most Pinal County prices.
- USDA loans: many Pinal addresses qualify, including the Florence neighborhoods I checked.
- VA loans: for veterans and service members, with no monthly mortgage insurance.
- Conventional loans: often the lowest-cost choice with good credit.
Is Arizona Is Home available in Pinal County?
Yes. Arizona Is Home is offered in Pinal County but not in Maricopa or Pima. Under the 2026 terms it's a 4% second loan with no interest and no payment, repaid when you sell or refinance. The Pinal income limit is listed at $112,400. Statewide Home Plus also works here. Details: Arizona down payment assistance.
What costs surprise Pinal County buyers?
- CFD taxes in some master-planned communities. See the Merrill Ranch CFD guide.
- Leased solar. The lease payment can count against your approval. See leased solar in Pinal County.
- Escrow changes. See the Pinal County property tax rate cut.
- Flood zones in parts of Maricopa, AZ. See flood insurance in Maricopa.
- HOA dues, which count in your qualifying ratio.
Can I buy new construction in Pinal County without the builder's lender?
Yes. Builders often tie incentives to their in-house lender, but you're allowed to compare. Sometimes the builder deal is better. Sometimes it isn't. I'll show you both. Read do you have to use the builder's lender.
Pinal County communities I serve
San Tan Valley, Queen Creek (Pinal side), Florence, Maricopa, Casa Grande, Coolidge, Eloy, Arizona City, Gold Canyon, and the Pinal County side of Apache Junction.
Subject to eligibility, credit approval, and program guidelines. Programs can change.
Frequently asked questions
What is the FHA loan limit in Pinal County in 2026?
$557,750 for a one-unit home, the same as Maricopa County.
Is Arizona Is Home available in Pinal County?
Yes. Arizona Is Home is offered in Pinal County. It isn't offered in Maricopa or Pima County.
Are there USDA-eligible areas in Pinal County?
Yes, many. Eligibility is checked address by address on USDA's map, and household income limits apply.
Can the seller pay my closing costs in Pinal County?
Yes, within each loan program's limits. In the current market, many Pinal County sellers are open to it.
Do I have to use the builder's lender in Pinal County?
No. You can compare the builder's offer with an outside lender.
Is the city of Maricopa in Pinal County?
Yes. The city of Maricopa is in Pinal County, so Pinal County programs like Arizona Is Home can apply there.
Related reading from my blog
- Arizona Is Home down payment help in San Tan Valley (2026)
- 2026 FHA loan limit in Pinal County
- Pinal County property tax rate cut: will your bill drop?
- Leased solar on a Pinal County home? What buyers should know
- Anthem at Merrill Ranch CFD tax: Florence buyer guide
- Can the seller pay your closing costs in Pinal County?
- Do you have to use the builder's lender in San Tan Valley?
Arizona loan programs
Areas I serve in Pinal and Maricopa County
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By sending this form, you agree that Andria Townsend may contact you by phone, text, or email about your request. Consent isn’t a condition of any loan. Message and data rates may apply. Your information is never sold. Prefer to talk? Call (480) 487-9166 or schedule a Zoom call. NMLS #2154631.