Arizona Is Home Down Payment Help in San Tan Valley (2026)
Can San Tan Valley First-Time Buyers Use Arizona Is Home Down Payment Help in 2026?
By Andria Townsend, Mortgage Loan Originator, NEXA Mortgage, LLC | NMLS #2154631 | San Tan Valley, AZ
Yes. San Tan Valley is in Pinal County, and Pinal County is one of the areas where the Arizona Is Home down payment assistance program is offered. But the rules changed in 2026. The help is no longer forgiven over time, so you'll pay it back when you sell or refinance.
Quick answer
If you're buying your first home in San Tan Valley, you may qualify for Arizona Is Home, a down payment assistance program offered in Pinal County but not in Maricopa or Pima County. The help is set up as a second loan. Under the 2026 program terms, it isn't forgiven, so it has to be repaid, typically when you sell or refinance. Income, credit, and other rules apply. Ask me for the full terms.
I live in San Tan Valley, so let's walk through how this program works in plain English.
What is Arizona Is Home?
Arizona Is Home is a down payment assistance program run through the Arizona Industrial Development Authority (Arizona IDA). It helps buyers cover part of the money they need up front.
Here's how it works, based on the program's published guidelines:
Assistance: a set percentage of your first mortgage amount, set up as a second loan. Ask me for the current figure.
Repayment: Under the 2026 terms, the assistance isn't forgiven. It has to be repaid, typically when you sell or refinance. I'll walk you through the full repayment terms before you commit.
Loan types: It can be paired with FHA, VA, USDA, and certain conventional loans (Fannie Mae HFA Preferred and Freddie Mac HFA Advantage).
Homebuyer class: At least one borrower has to take a homebuyer education course before closing.
Why does Arizona Is Home work in San Tan Valley but not in Mesa or Gilbert?
Arizona Is Home is only offered in certain counties. Pinal County is on the list. Maricopa and Pima Counties aren't, and neither is Chino Valley.
That matters here more than almost anywhere. San Tan Valley sits right next to the Maricopa County line. A home a few miles away in Gilbert or Mesa doesn't qualify for this program, but a home in San Tan Valley can.
If you're house hunting on both sides of the line, check the county on every home you like. It can change which programs you can use.
What changed with Arizona Is Home in 2026?
This is the big one. According to the program guidelines, the 2026 Arizona Is Home assistance is non-forgivable. The whole balance is due when you sell or refinance.
Here are the other 2026 dates and details to know:
The program opened to new reservations on April 6, 2026.
Updated program amounts took effect July 1, 2026.
Yearly funding is capped. Once it runs out, the program closes for that year.
A lot of older articles online still describe the earlier version. If something you read doesn't match this, check the date on it.
Who qualifies for Arizona Is Home in Pinal County?
Based on the published guidelines, here are the main rules:
Income: At or below 100% of area median income. For Pinal County, the listed limit is $112,400. The 100% level is a temporary increase from the normal 80% limit.
Credit score: 620 minimum.
First-time buyer: Required, with exceptions for qualified veterans and homes in certain targeted areas.
Homebuyer education: One borrower completes a course before closing.
Lender: You'll need to work with a participating lender.
Every buyer's situation is different. Income is counted based on program rules, which can be different from what you'd guess. That's why it's worth a quick review before you shop.
Is Home Plus a better fit than Arizona Is Home?
Maybe. Home Plus is the other big Arizona program, and it's also available in San Tan Valley. Here's the difference in simple terms:
Home Plus is offered statewide. The assistance can be forgiven over time if you stay in the home, based on the program's current terms. Its income limit is higher, listed at $155,386 as of April 6, 2026.
Arizona Is Home is limited to certain counties, including Pinal. It has a lower income limit and a first-time buyer rule. Under the 2026 terms, it's paid back when you sell or refinance.
Which one fits depends on your income, your credit, how long you plan to stay, and the loan you choose. I'd rather look at your real numbers than guess.
What does this mean for San Tan Valley buyers right now?
Every market shifts over time, and your real estate agent can tell you what's happening with the homes you're looking at right now.
Depending on the home, you may have room to ask for things like seller help with closing costs. Pair that with down payment help, and the cash you need up front could be a lot less than you think.
Here's my advice. Get pre-approved first. Know which program you're using before you write an offer. It makes your offer stronger and helps you avoid surprises.
What should current San Tan Valley homeowners know?
If you already used down payment help, look at your paperwork before you refinance or sell. Some programs have to be paid back at that point. Knowing that ahead of time keeps closing day simple.
Frequently asked questions
Is San Tan Valley eligible for Arizona Is Home?
Yes. San Tan Valley is in Pinal County, which is one of the counties where Arizona Is Home is offered.
Do I have to pay back Arizona Is Home?
Under the 2026 terms, yes. The assistance isn't forgiven, so it has to be repaid, typically when you sell or refinance. Ask me for the full repayment terms.
What credit score do I need for Arizona Is Home?
The program guidelines list a 620 minimum credit score.
Can I use Arizona Is Home if I'm buying in Queen Creek or Gilbert?
It depends on the county. Arizona Is Home isn't offered in Maricopa County. Parts of Queen Creek are in Pinal County, so check the county for the exact home.
Can veterans use Arizona Is Home?
Yes. It can be paired with a VA loan, and qualified veterans may be exempt from the first-time buyer rule.
What's the difference between Home Plus and Arizona Is Home?
Home Plus is statewide, and its assistance can be forgiven over time if you stay in the home. Arizona Is Home is limited to certain counties like Pinal, has a lower income limit, and is repaid when you sell or refinance under the 2026 terms.
Want to know if you qualify?
I'm here in San Tan Valley, and I'm happy to look at your options with you. No pressure. Just clear answers.
Get pre-approved with Andria Townsend or call me at 480-487-9166.
Andria Townsend, Mortgage Loan Originator, NMLS #2154631. NEXA Mortgage, LLC, NMLS #1660690. Equal Housing Opportunity. This is not a commitment to lend. All loans subject to credit approval, underwriting, and program guidelines. Programs can change. Andria Townsend and NEXA Mortgage are not affiliated with or endorsed by the Arizona IDA, the Arizona Department of Housing, or any government agency.
