Every Arizona mortgage path we run.
Six specialized guides, one branch manager. Pick the situation that matches yours, then dive into the specialized site for full program details, FAQs, and program-specific calculators.
Program figures verified July 2026 — details change; confirm your scenario with us.
Down Payment Assistance
Designed for first-time and repeat Arizona buyers who need help with the down payment, the closing costs, or both. We run the full menu — local AZ programs (Home Plus statewide, Home In 5 Maricopa, Flagstaff CHAP, Sedona SWHAP, Cottonwood CHP) plus national programs that work in AZ (Chenoa Fund, Arrive Home, Essex/NHF).
- Assistance amounts: 3-6% of loan amount typical; up to $50K on Flagstaff CHAP with 10:1 match
- Forms: Forgivable seconds, deferred seconds, repayable seconds, occupation-based grants
- FICO: 600 minimum on Chenoa, 620+ on most AZ programs, 640+ on premium configurations
Buy Before You Sell (BBYS)
Bridge financing for the move-up buyer who needs to buy their next home before their current home sells. Removes the contingency from the offer — listing agents call this the deal-saver. Cornerstone's BBYS program lets the buyer write a clean offer; we underwrite the bridge based on equity in the existing home plus the new purchase.
- Common scenario: CCBS deal where the seller doesn't want a contingent offer; BBYS removes the contingency and the offer reads as cash-equivalent
- Process: We underwrite the bridge alongside the new purchase mortgage; close concurrently or near-concurrently
- Audience: Consumer (move-up buyer) AND industry (listing agents who want their CCBS deal to actually close)
Self-Employed Loans
Tax returns underrepresent self-employed income because of legal deductions. Standard mortgage underwriting punishes that. We run the alternative paths: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).
- Bank Statement: Personal or business statements; we calculate eligible deposits adjusted by program expense factors
- 1099: Qualify on 1099 totals (often higher than the post-deduction tax-return number)
- Asset Qualifier: Use liquid assets (retirement, brokerage, savings) to derive a notional income
Jumbo & Medical Professionals
Loan amounts above conforming limits — full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with NO PMI for physicians, dentists, and a specific list of credentialed medical roles. Residents and fellows eligible up to 150 days before start date.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, CRNA with DNAP/DNP
- Up to 100% LTV at $1.5M with FICO 680; 100% at $2M with FICO 720; 95% at $2M with FICO 680
- Student loan exclusion: Deferred and IBR student loans excluded from DTI for residents and fellows on resident/fellow income
Investor & DSCR Loans
For real-estate investors. DSCR loans qualify on the rental income of the property — not your personal income. We finance below the 1.0 DSCR ratio that most lenders treat as the floor. Short-term rental specific products available for AZ Airbnb/VRBO markets.
- DSCR: Below 1.0 financing available; standard rental property and short-term rental options
- No income docs required On most programs — qualify on the property's revenue projection
- Cash-out refinance and portfolio scaling For investors with multiple properties
First-Time Home Buyer Loans
For Arizona buyers entering the market for the first time. FHA, USDA, conventional with low down payment options, and DPA-paired structures. We're licensed to pair one assistance option with the right program + first mortgage to get you to closing with the smallest cash contribution that still makes financial sense.
- FHA: 3.5% down, FICO 580+ (with overlays). See the full FHA loan requirements in Arizona.
- USDA: 0% down for eligible rural Arizona properties
- Conventional 97: 3% down with private mortgage insurance
- DPA-paired: First mortgage + assistance; we run the math on which combo wins for your scenario
Tools & Arizona guides
Run your own numbers or read the deep-dive references before we talk:
- Affordability calculator — max home price across FHA, conventional, VA, and USDA (you enter your own rate)
- Program-fit selector — a 7-question routing tool
- Arizona mortgage programs guide and 2026 FHA loan limits by county
- Closing costs and mortgage timeline
- City guides: Phoenix, Scottsdale, East Valley, Tucson
Common misconceptions we correct every week
Stale program figures circulate online for years. Here are the ones Arizona buyers get wrong most often, corrected against current 2026 sources.
Did Arizona down payment assistance income limits go down in 2026?
No, they went up. Home Plus raised its statewide borrower income limit to $155,386 as of April 6, 2026, and Home in Five raised its Maricopa County household income limit to $157,360 as of June 10, 2026. If you were told you are over the limit based on an older figure, it is worth re-checking, because both programs became more accessible in 2026, not less.
Is Home in Five only a 5% down payment assistance program?
That is the old headline number. Home in Five's current maximum is 6.5% in Maricopa County: a 5% base grant, plus 1% for qualified buyers such as teachers, first responders, military, or income-qualified buyers, plus an additional 0.5% BOOST layer. Many older articles still cite the flat 5% figure, so confirm the current stacked total before ruling a scenario out.
Can I combine Home Plus and Home in Five to get more assistance?
No. Arizona's down payment assistance programs do not stack with each other, so you pick one. Home Plus (statewide) and Home in Five (Maricopa County only) are mutually exclusive. Your chosen down payment assistance layers with your first mortgage (FHA, VA, USDA, or conventional), not with a second assistance program.
Is there still a maximum loan amount for a VA loan in Arizona?
Not for most Veterans. The Blue Water Navy Vietnam Veterans Act of 2019 eliminated VA loan limits effective January 1, 2020 for any Veteran with full entitlement, meaning $0 down is available above the 2026 conforming figure of $832,750, not just below it. The conforming figure only still matters for Veterans with partial entitlement, such as an existing VA loan or a prior default.
Not sure which program fits?
20-min call with Mike. We'll talk through your scenario and tell you which path makes the most sense.