3% down conventional
Qualified buyers can buy with just 3% down on a conventional loan. On many Queen Creek and Gilbert homes, that's a fraction of what people assume they need.
Home Purchase Loans in Queen Creek & Gilbert, AZ
Buying a home in Queen Creek, Gilbert, or anywhere in Arizona? Howard Funding is your local independent mortgage broker, we shop 40+ wholesale lenders to find the purchase loan with the best rate, lowest fees, and the down-payment path that actually fits you. Chance "The Lender" Howard has helped Queen Creek buyers land the keys for years, and it starts with a free pre-approval.
Home Purchase
The loan behind your home matters as much as the house
For most people, buying a home is the largest purchase of their life. A purchase mortgage covers the difference between your down payment and the price of the home, and you repay it over 15 or 30 years. In a growing market like Queen Creek and Gilbert, the structure of that loan, the rate, the fees, the down payment, and the program, has a real effect on your monthly payment and how much house you can comfortably afford.
Because Howard Funding is an independent mortgage broker and not a single bank, we don't push one product. We compare conventional, FHA, VA, USDA, and jumbo purchase options across a marketplace of 40+ wholesale lenders and bring back the one that fits your credit, your budget, and how long you plan to stay. First-time buyer in Queen Creek? Move-up buyer in Gilbert with a home to sell? Self-employed with a more complex income picture? There's a path for each, and we'll find it.
Conventional Purchase Financing
The most popular way to buy
Conventional loans are the most common mortgage in America. They aren't government-backed; instead they follow guidelines set by Fannie Mae and Freddie Mac, which makes them flexible and widely available. Qualified buyers can start with as little as 3% down. Put 20% down and you skip private mortgage insurance (PMI) entirely, but even with less down, PMI can be removed later once you build enough equity, unlike some government loans.
The classic choice is the 30-year fixed: the same rate and principal-and-interest payment for the life of the loan, spread out for the lowest monthly cost. A 15-year fixed carries a higher payment but builds equity faster and saves interest over time. We'll model both, plus adjustable-rate options, side by side so you can see the real trade-offs on a Queen Creek or Gilbert home before you decide.
Down Payment Options
You need less out of pocket than you think
The idea that you must have 20% saved keeps too many Arizona renters on the sidelines. Here are the real ways buyers get into a home for far less.
Gift funds from family
Most programs let a family member gift you part or all of your down payment. Documented correctly, gift funds can cover much of your cash-to-close.
Seller credits
We can structure your offer so the seller contributes toward your closing costs, reducing the cash you bring to the table, sometimes to very little.
Want a true $0-down path? Compare VA loans for veterans and our zero-down and down-payment-assistance options.
The Broker Advantage
How a broker gets you a better deal
A retail bank has one menu of loans at one set of prices. When you walk in, that's all they can offer, whether or not it's your best option. As an independent mortgage broker, Howard Funding works the other way around: we take your file to a marketplace of 40+ wholesale lenders and let them compete for your loan.
That competition matters in two ways. First, wholesale pricing tends to be sharper than retail, so you often land a lower rate and lower fees. Second, more lenders means more programs and more ways to qualify, which is a big deal if you're self-employed, new to credit, or have a score that's still rebuilding. And through all of it, you work directly with Chance, not a rotating call center. Text him a question at 8pm and get a real answer.
- Sharper wholesale pricing on your rate and closing costs
- More programs and more ways to qualify for your situation
- One local guide from pre-approval to keys-in-hand
- Someone who knows the Queen Creek and Gilbert market firsthand
The Purchase Process
From "just looking" to "just moved in"
Buying a home should feel clear, not confusing. Here's exactly how your purchase loan moves forward, step by step.
Get pre-approved
A quick application and a soft look at your finances reveal your real budget and put a pre-approval letter in your hand, one that agents and Queen Creek sellers respect.
Find your home & make an offer
You shop with confidence knowing your number. When you find the one, your strong pre-approval helps your offer stand out in a competitive market.
We shop & lock your loan
Howard Funding puts your file in front of 40+ lenders, brings back the best rate and program, and locks it in once you're under contract.
Process, underwrite & appraise
Our local team gathers documents, orders the appraisal, and manages underwriting to keep your closing on schedule.
Close & get the keys
You sign, we fund, and the home is yours. Then we stay in touch to watch for future savings.
Explore Specific Programs
Which purchase loan is right for you?
Conventional is just one road to the keys. Dig into the programs below, or let us match you to the best fit during your pre-approval.
FHA Loans
As little as 3.5% down with flexible credit, a longtime first-time buyer favorite.
Learn moreVA Loans
$0 down and no monthly mortgage insurance for veterans and service members.
Learn moreZero-Down Purchase
Buy with little to no money down through 100% financing and assistance programs.
Learn moreThis is not a commitment to lend. Rates and terms are subject to change and vary by borrower qualification and property. Not all applicants will qualify. Equal Housing Lender.
Common Questions
Buying a home in Queen Creek & Gilbert
How much do I really need for a down payment to buy in Queen Creek?
Far less than the old 20% rule of thumb. Conventional loans can start at 3% down for qualified buyers, FHA at 3.5%, and VA and USDA offer $0 down for those who are eligible. Gift funds from family and seller-paid closing costs can shrink your cash-to-close even further. We'll show you the real number for a Queen Creek or Gilbert home before you shop.
Why use a mortgage broker instead of my bank to buy a home?
A bank can only sell you its own loan at its own price. As an independent mortgage broker, Howard Funding puts your purchase in front of 40+ wholesale lenders and brings back the best combination of rate, fees, and program, which often beats a single retail lender. You also get one local person, Chance Howard, guiding you from pre-approval to keys.
Should I get pre-approved before I start looking at homes?
Yes. A pre-approval tells you your true budget, makes your offer far stronger in a competitive Queen Creek or Gilbert market, and shows sellers and agents you're serious. Getting started involves a soft review with no hit to your credit, and it puts a pre-approval letter in your hand quickly. Start your free pre-approval.
What is a seller credit and can it help me buy?
A seller credit is money the seller agrees to contribute toward your closing costs or prepaid items as part of the deal. It can lower the cash you bring to closing, sometimes to very little. Program rules cap how much a seller can contribute, and we'll structure your offer so you use every dollar you're allowed.
How long does it take to close on a home purchase?
Many purchase loans close in roughly 3 to 4 weeks. Timing depends on the program, the appraisal, and how quickly documents come together. Our local team manages the file to hit your contract dates, and we keep you updated at every step.
Ready when you are
Let's get you into a Queen Creek home, free.
Start a no-obligation pre-approval and Chance will match you to the right purchase loan across 40+ lenders. Straight answers, fast.