How HOA Dues Affect Your Pre-Approval in San Tan Valley
Quick answer
HOA dues count against you when you qualify for a mortgage. Fannie Mae counts your full housing payment, called PITIA (principal, interest, taxes, insurance, and association dues), in your debt-to-income ratio. So in San Tan Valley, two homes with the same price can need different incomes to qualify if their HOA dues are different.
Do HOA dues count when I get pre-approved?
Yes. A lot of buyers are surprised by this. They think the lender only looks at the mortgage. But HOA dues are part of your housing payment.
Fannie Mae uses a term for it: PITIA. That's principal, interest, taxes, insurance, and association dues. All five go into your debt-to-income ratio.
I'm Andria Townsend, a loan officer here in San Tan Valley. Many neighborhoods here have an HOA, so it's worth knowing how dues affect your numbers before you shop.
How do HOA dues change how much home I can buy?
Your debt-to-income ratio has a ceiling. Every dollar of HOA dues takes up room that could've gone to the loan.
So if you're looking at two homes in San Tan Valley with the same price, the one with higher dues needs more income to qualify. Or it means a lower price range.
That's why I ask for the HOA amount early. A good pre-approval is built on the real numbers for the homes you're shopping.
Do lenders count monthly, quarterly, or yearly HOA dues?
Lenders turn whatever the schedule is into a monthly number. Quarterly dues get split by three. Yearly dues get split by twelve.
If a home has two associations, like a master HOA and a sub-HOA, both count. Ask the listing agent for every association on the property.
What about HOA special assessments?
A special assessment is a one-time or short-term charge on top of regular dues. It could be for a pool redo or road work.
Ask about any pending or planned assessments before you write your offer. If there's an ongoing payment, your lender may need to count it. How it's treated depends on your loan program, so let's look at it together.
Do HOA dues count on FHA and VA loans too?
Yes. FHA, VA, and conventional loans all look at your full housing cost. The exact ratios and rules differ by program. But HOA dues don't get skipped on any of them.
For new builds, the builder often sets the starting dues. Those can change after the community is turned over to homeowners.
What else adds to my payment in San Tan Valley?
- Property taxes, which can include special district taxes. See how Pinal County tax bills affect escrow.
- Homeowners insurance
- Mortgage insurance on some loans
- HOA dues and any assessments
San Tan Valley is a town now, too. Read San Tan Valley Is Now a Town: What Changes for Buyers? and VantageScore 4.0 and Your Arizona Home Loan.
How can I plan for HOA dues before I shop?
- Ask your agent for the HOA amount on every home you like
- Check for a master HOA and a sub-HOA
- Ask about transfer fees and capital fees due at closing (see what the November 2026 HOA addendum changes)
- Ask about special assessments
- Send the numbers to your loan officer so your pre-approval matches
Your pre-approval includes a credit check. Here's why some buyers get spam calls after a credit pull, and what changed in 2026.
What does this mean for current homeowners?
If your HOA dues went up, your next refinance will use the new amount. It's a good idea to keep your latest HOA statement handy.
What does this mean for sellers?
Buyers' lenders will ask for HOA details. Have your dues amount, any assessment notices, and your HOA contact ready. It keeps the deal moving.
Frequently asked questions
Do HOA fees count in debt-to-income ratio?
Yes. Lenders count association dues as part of your monthly housing payment, which Fannie Mae calls PITIA.
What does PITIA mean?
Principal, interest, taxes, insurance, and association dues. It's the full housing payment lenders use to qualify you.
Do HOA dues affect how much house I can afford?
Yes. Higher dues use more of your debt-to-income room, which can lower your price range.
Do both a master HOA and a sub-HOA count?
Yes. If a home has more than one association, all of the regular dues count.
Do HOA dues count on FHA and VA loans?
Yes. FHA, VA, and conventional loans all count your full housing cost, including HOA dues.
Subject to eligibility, credit approval, and program guidelines. Programs can change.
Have a question about your situation?
Every file is different. I'm happy to look at yours, answer questions, and help you plan your next step. No pressure.
Get pre-approved or ask Andria a question at andriatownsend.com or call 480-487-9166.
About the author: Andria Townsend is a Mortgage Loan Originator with NEXA Mortgage, LLC, based in San Tan Valley, Pinal County. She's lived in Arizona for 15+ years and helps buyers and homeowners across the state.
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.
