Last updated: July 19, 2026
Bottom line
Arizona does not have a homebuyer grant only for single mothers. A single mother can use the same state, county, city, tribal, federal, and lender programs available to other qualified buyers. Approval usually depends on income, credit, debt, the home’s location, the mortgage type, homebuyer education, and available program funds.
The main statewide choice is HOME Plus assistance. It is available across Arizona and currently offers up to 4% for down payment and closing costs. Arizona also has rural Arizona Is Home assistance, local Phoenix and Tucson programs, Pima County mortgage programs, and matching grants through participating banks.
Start with a HUD housing counselor before making an offer. A counselor can review your budget and compare loans. The Arizona help guide covers other support while you prepare.
If your housing need is urgent
Down payment assistance is not emergency shelter or eviction help. If you may lose your housing, are living in a motel, are staying with other people, or need a safe place tonight, call Arizona 211 and ask for the Housing Crisis Hotline, shelter, rent help, and local housing services.
Use the Arizona emergency guide for other urgent steps. Buying a home may still be a future goal, but do not spend inspection, appraisal, or application money while your current shelter, food, utilities, or safety needs are not stable.
Where to start
Take these steps before touring homes so the property and loan fit the program rules.
Review the full payment
Include the mortgage, taxes, insurance, mortgage insurance, homeowners association fees, repairs, utilities, child care, transportation, food, and school costs.
Choose the buying area
Program rules change by county and city. A Phoenix program cannot usually fund a home in Tucson, and rural Arizona Is Home excludes Maricopa and Pima counties.
Use an approved lender
Most assistance is reserved by a participating mortgage lender. Ask whether the lender is approved for the exact program before allowing a credit check.
Confirm funds first
Some programs are always funded, while others close when a set pool is used. Ask whether money can be reserved for your loan today.
The Arizona housing guide may be more useful if renting is safer for now. The Arizona community guide can help you find local counseling and nonprofit support.
Quick program table
| Program | Area | Current help | Important reality check |
|---|---|---|---|
| HOME Plus | Statewide | Up to 4% for down payment or closing costs | The standard assistance is a second lien. Selling or refinancing before five years can trigger repayment. |
| Arizona Is Home | Eligible rural counties | 4% assistance with a lower-rate first mortgage | The 2026 second mortgage is not forgiven and is due after a sale or refinance. |
| Home in Five | Maricopa County | Mortgage and DPA products through approved lenders | The seven-year forgivable pool was fully used on June 25, 2026. Platinum funds and its waitlist are closed. |
| Open Doors | City of Phoenix | Up to 10% as a 0% deferred loan | The home must be in Phoenix and the buyer must meet the city’s first-time, income, education, and counseling rules. |
| Pima Tucson Solution | Pima County | Several mortgage and assistance levels | Rates and assistance can change daily. The regular lane does not require first-time status. |
| Tucson HOME DPA | Tucson and Pima County | Up to $50,000 or 20% of price, whichever is less | Counseling must happen before the purchase contract, and the home has extra inspection rules. |
| WISH | Through participating lenders | 4-to-1 match, up to $32,837 in 2026 | The buyer must use a participating member institution and meet first-time and income rules. |
Is the help a grant or a loan?
“Assistance” may mean a grant, a forgivable second mortgage, or a deferred loan due after a sale or refinance.
Read the second-loan note before closing. Ask what happens if you sell, refinance, move out, rent the home, or transfer title. Compare the rate, payment, and total cost with a mortgage that has no assistance.
HOME Plus statewide assistance
HOME Plus is run by the Arizona Industrial Development Authority and is available statewide. Its current page lists up to 4% for down payment or closing costs and says the self-funded program is available year-round.
As of April 6, 2026, maximum borrower income is $155,386 statewide. The lender calculates qualifying income and still applies credit, debt, property, and mortgage rules.
The standard Home Plus assistance described on the program page is a 0% deferred second mortgage with no monthly payment. It is forgiven after 60 months. If you sell or refinance before the five-year date, the unpaid assistance must be repaid. Arizona IDA says it does not make exceptions or subordinate the lien.
One borrower must finish approved education before closing. Apply through a participating lender and compare the rate, mortgage insurance, payment, and cash to close with a standard loan.
HOME Plus is not first-time only
The official FAQ says you do not have to be a first-time buyer or current renter. Owning other real estate can limit which mortgage products are available, so disclose all property interests to the lender.
Arizona Is Home for rural counties
The Arizona IDA version of Arizona Is Home opened for 2026 reservations on April 6. Its $55 million pool closes when fully used.
Eligible buyers receive a below-market 30-year fixed mortgage with 4% assistance. Income must be at or below 100% of county AMI. Education and first-time buyer rules apply, with limited veteran and targeted-area exceptions.
The 2026 assistance is a 0% deferred second mortgage, but it is not forgiven. It is due after a sale or refinance. Maricopa, Pima, and Chino Valley are excluded.
Rural income limits from July 1, 2026
| County | Maximum borrower income | County | Maximum borrower income |
|---|---|---|---|
| Apache | $66,300 | Cochise | $78,500 |
| Coconino | $106,000 | Gila | $78,900 |
| Graham | $84,100 | Greenlee | $83,500 |
| La Paz | $66,300 | Mohave | $79,900 |
| Navajo | $66,300 | Pinal | $112,400 |
| Santa Cruz | $66,300 | Yavapai | $92,200 |
| Yuma | $79,300 | Maricopa and Pima | Not available |
These limits can change. Ask an approved lender to calculate qualifying borrower income before you sign a purchase contract. A lower-cost rural home can also bring longer drives, fewer child care choices, private well or septic costs, and higher car expenses. Review the Arizona transportation guide before moving far from work or school.
Phoenix and Maricopa County
Home in Five status
Home in Five updates show an important funding change. The seven-year forgivable assistance pool tied to a 30-year first mortgage was fully used as of June 25, 2026, and more funds are not expected. Home in Five Platinum funds were fully used on June 9, and that waitlist closed.
Other lender products remain listed, so ask an approved lender what can be reserved now, which second-loan term applies, and what rate comes with the assistance.
Phoenix Open Doors
The City of Phoenix currently lists Open Doors assistance for eligible first-time buyers purchasing inside Phoenix. Household income must be at or below 80% of Area Median Income, and the purchase price cannot exceed $447,000.
Assistance can be up to 10% of the purchase price. It is a 0% deferred loan with no monthly principal payments. Repayment is due if the home is sold, refinanced, or no longer used as the buyer’s residence during the affordability period. The period can last up to 15 years, and the loan is forgiven after that period when all rules are met.
Buyers must complete an eight-hour homebuyer class and one-on-one counseling through a HUD-approved agency. The city says Open Doors may be combined with some other programs, but not its Section 32 program. Ask the counselor to confirm current funding before making an offer.
Tucson and Pima County
Pima Tucson Homebuyer’s Solution
The Pima Tucson highlights page lists government and conventional loans. The regular lane is not first-time only. Its current chart shows a 640 FICO minimum, but rates and assistance can change daily.
Assistance may be a forgivable second mortgage or, with some VA loans, a grant. It can cover eligible cash-to-close costs, but no cash goes back to the buyer.
The Pima/Tucson Arizona Is Home lane requires first-time status and six months of Arizona residency. Its page lists up to $15,000 and added funding from April 1, 2026. Confirm that funds remain.
City of Tucson HOME assistance
The Tucson DPA program serves purchases in Tucson and Pima County, except tribal lands. Maximum help is $50,000 or 20% of the contract price, whichever is less. The final amount is based on household need and affordability.
The current 80% AMI limits include $55,900 for one person, $79,850 for four, and $105,450 for eight. Counseling must happen before the contract. Buyers need at least $1,000 of their own funds and two months of mortgage reserves.
The home must pass extra inspections. Current price limits are $304,000 for an existing home and $345,000 for new construction, subject to change.
Federal, tribal, and lender options
FHA loans
An FHA-insured loan may allow 3.5% down for a qualified borrower. It is not a grant, and mortgage insurance adds cost.
USDA rural loans
The USDA guaranteed loan helps approved lenders serve eligible low- and moderate-income buyers in qualifying rural areas. The Arizona direct loan serves eligible low- and very-low-income applicants and may include payment assistance. Property location and income rules apply.
VA and surviving-spouse loans
Eligible service members, veterans, and some surviving spouses may use VA-backed financing. A surviving spouse can review VA home-loan eligibility and request a Certificate of Eligibility. Lender income and credit rules still apply. The veteran benefits guide explains related support.
Section 184
The Section 184 program is for eligible American Indian and Alaska Native borrowers, tribes, and tribally designated housing entities. It can support a purchase, construction, rehabilitation, or refinance on or off Native lands when program and lender rules are met.
WISH matching grants
The WISH grant program works through participating banks and credit unions. In 2026 it offers a 4-to-1 match on eligible buyer contributions, up to $32,837. It targets first-time buyers at or below 80% AMI and requires homebuyer counseling. Contact a listed participating institution, not the Federal Home Loan Bank directly, to ask about available funds.
Documents and questions to prepare
Use the documents checklist to organize records. Requirements vary by loan and income type.
| What to gather | Why it matters | Question to ask |
|---|---|---|
| Recent pay stubs and tax forms | Shows stable qualifying income | Which income will you count, and for how long? |
| Child support records | May be counted only when it meets lender rules | What proof and payment history do you need? |
| Two months of bank statements | Shows savings and explains deposits | Which deposits need a written explanation? |
| Debt list and credit report | Helps calculate debt-to-income ratio | What debt must be paid before approval? |
| Rent and monthly bills | Shows whether the new payment is safe | What will the full payment be with taxes and insurance? |
| Homebuyer certificate | Many programs require approved education | Will this exact course meet the program rule? |
| Program term sheet | Explains repayment and forgiveness | When does the second loan become due? |
Check food, child care, and utility costs before closing. The Arizona SNAP guide, Arizona child care guide, and Arizona utility guide can help test the budget.
Mistakes to avoid
- Calling every program a grant. Read the repayment and forgiveness terms before signing.
- Using an unapproved lender. Ask whether the lender can reserve the exact program you want.
- Relying on an old flyer. Funding, rates, income limits, and price caps can change.
- Signing too early. Tucson’s HOME program requires counseling before the purchase contract.
- Comparing only cash to close. Compare interest rate, payment, mortgage insurance, and total cost.
- Using every dollar for closing. Keep money for repairs, moving, utilities, and a basic emergency fund.
- Paying for secret grant lists. Official programs and HUD counselors do not need a paid list to be found.
Use the CFPB loan toolkit to compare offers. Check an agent through the Arizona license search before relying on licensing claims.
If you are denied or not ready
Ask the lender for the main reason. It may be credit, unstable income, debt, too little cash, property condition, an income cap, or a closed funding pool. A mortgage denial and a program denial are not always the same thing.
- Ask which score, debt ratio, income limit, or document caused the problem.
- Ask whether another loan type or assistance program has different rules.
- Ask a counselor for a written plan and a safe date to try again.
- Do not pay a credit repair company that promises a fast score increase.
- Keep renting if the proposed payment leaves no room for food, child care, transportation, or repairs.
The denied help guide can help you track notices and calls. If you believe a lender, agent, or seller used unfair or misleading practices, contact the Arizona consumer office. For legal information, use the Arizona legal guide.
Phone scripts
HUD counselor script
“I am a single parent planning to buy in Arizona. Can you review my full budget, explain local down payment programs, and tell me what payment would leave room for child care, repairs, and emergencies?”
Lender script
“Are you approved for HOME Plus, Arizona Is Home, Home in Five, or Pima Tucson programs? Which option can you reserve today, and can you compare its rate, payment, cash to close, and second-loan terms with a loan that has no assistance?”
City program script
“Is your down payment program accepting new files today? What are the current income and price limits, when must counseling be completed, and what happens if the home is sold or refinanced?”
WISH lender script
“Does your bank or credit union have 2026 WISH funds? What contribution must I make, what income limit applies to my household, and can WISH be combined with an Arizona assistance program?”
Resumen en español
Arizona no tiene una ayuda para comprar casa solamente para madres solteras. Puede solicitar los mismos programas estatales, locales, federales, tribales y bancarios disponibles para otros compradores que cumplen las reglas.
HOME Plus ofrece hasta 4% en todo Arizona. Arizona Is Home ofrece 4% en condados rurales elegibles, pero el segundo préstamo de 2026 no se perdona y se paga al vender o refinanciar. Algunos fondos de Home in Five en el condado de Maricopa ya se terminaron, así que confirme qué opción está disponible hoy.
Antes de firmar un contrato, hable con un consejero aprobado por HUD. Pregunte si la ayuda es una subvención, un préstamo perdonable o un segundo préstamo que debe pagar. Compare también la tasa, el pago mensual y el costo total.
FAQ
Are there Arizona homebuyer grants only for single mothers?
No. Arizona programs normally use income, credit, location, mortgage, education, and property rules. A single mother may qualify under the same rules as another eligible buyer.
Is HOME Plus open in 2026?
Yes. The program says HOME Plus is available year-round statewide and does not use a limited yearly government pool. A participating lender must still approve the mortgage and assistance.
Do I have to be a first-time buyer?
Not for HOME Plus. Arizona Is Home, Phoenix Open Doors, WISH, and some local options require first-time status or allow only stated exceptions. Check the exact program.
Is Arizona Is Home free money?
No. The rural 2026 assistance is a 0% deferred second mortgage with no monthly payment, but it is not forgiven. The full balance is due after a sale or refinance.
Is Home in Five still available?
Some Home in Five products are still listed, but its seven-year forgivable pool was fully used June 25, 2026. Platinum funds and the waitlist are also closed. Ask a participating lender what can be reserved now.
Can I combine two down payment programs?
Sometimes. The first mortgage lender and each program must allow the combination. Get written approval before counting both amounts in your cash-to-close plan.
Should I buy just because I qualify?
No. Assistance lowers the cash needed at closing, but it does not remove taxes, insurance, repairs, utilities, transportation, and child care costs. Buy only when the full payment is safe.
Last updated: July 19, 2026 | Next review: October 19, 2026
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified July 19, 2026, next review October 19, 2026.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice.