2026 Updates to Arizona Down Payment Assistance Programs

Down payment assistance programs don't stay static forever. Income limits get adjusted, program terms change, and occasionally entirely new options become available. As we move through 2026, here's what Tucson-area home buyers need to know about the current state of DPA programs.

Pima Tucson Lighthouse: What's Current

The Pima Tucson Lighthouse program continues to be one of the best options for first-time buyers in Pima County.

2026 Program Details

• Assistance amount: 4% of the loan amount
• Forgiveness period: 3-5 years (varies based on loan type and terms)
• Credit score minimum: 640
• First-time buyer requirement: Yes - must not have owned a home in the past 3 years
• Eligible loan types: FHA, VA, Conventional

Income Limits

Income limits for Lighthouse are tied to the Area Median Income (AMI) for Pima County. These limits are adjusted periodically, typically once per year.

The current limits accommodate most working families in the Tucson area. Single buyers, couples, and larger families all have different thresholds based on household size.

Important: Income limits are based on gross income (before taxes) for everyone who will be on the loan. If you're a dual-income household, both incomes count toward the limit.

Recent Changes

The Lighthouse program has remained relatively stable, with the main updates being annual adjustments to income limits to keep pace with local wage growth and housing costs.

Home Plus Arizona: 2026 Overview

Home Plus continues to offer the highest assistance percentages in the state and remains open to all buyers, not just first-timers.

Current Program Terms

• Maximum assistance: Up to 5% of the loan amount
• Forgiveness period: 5 years
• Credit score minimum: 640
• First-time buyer requirement: None - any qualified buyer can use this program
• Eligible loan types: FHA, VA, Conventional, USDA

Income Limits

Home Plus has its own income limits that apply statewide. These are also adjusted periodically to reflect changes in the housing market and median incomes.

What's Changed

Home Plus has seen some adjustments in 2026:

• Income limit updates to align with current housing costs
• Continued availability across all Arizona counties
• Maintained the 5% maximum assistance level

How Income Limits Work

Both programs calculate income limits based on your household size. Generally:

• A single person has a lower limit than a couple
• Families with children have higher limits
• All adults in the household who will be on the loan have their income counted

The limits are designed to help low-to-moderate income families achieve homeownership. Many buyers assume they earn too much, but the limits are often more generous than expected.

Purchase Price Limits

In addition to income limits, there are maximum purchase price limits for both programs. These limits:

• Vary by county
• Are set high enough to cover typical home purchases
• May exclude luxury properties at the top of the market

For most Tucson-area buyers looking at properties under $500,000, purchase price limits aren't a concern.

What Hasn't Changed

Some things remain constant:

• Primary residence requirement - Both programs still require you to live in the home
• Homebuyer education - You still need to complete an approved homebuyer education course
• Property condition standards - Homes must still meet minimum condition requirements for the loan type
• Credit requirements - The 640 minimum credit score remains in place for both programs

Looking Ahead

DPA programs are always subject to change. Funding levels, political priorities, and housing market conditions all influence how these programs evolve.

What we're watching for the remainder of 2026:

• Potential income limit adjustments later in the year
• Any new state-level initiatives
• Federal policy changes that could affect down payment assistance

How to Stay Current

The best way to know exactly what you qualify for is to get pre-qualified with a current assessment of your eligibility. Program details that were accurate three months ago might have changed.

Your lender should be working with the most up-to-date program guidelines. If you're working with someone who isn't familiar with the current DPA landscape, that's a red flag.

Compare Your Options

Here's a quick side-by-side for reference:

Feature	Pima Tucson Lighthouse	Home Plus Arizona
Assistance	4%	Up to 5%
First-time buyer required	Yes	No
Forgiveness period	3-5 years	5 years
Credit score minimum	640	640
Available in Tucson	Yes	Yes

Ready to Check Your Eligibility?

The specifics of your situation determine which program works best for you. Income, credit score, household size, and whether you've owned before all factor in.

Start with our qualifier quiz for a quick assessment, or visit our programs page for more detailed information.

Have questions about the 2026 program changes? Call us at (480) 420-4918. We stay current on all the updates so you don't have to.

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Program terms and availability may change. This information is current as of the publish date. Contact a licensed loan officer to verify current program details.