VA Loans, $0 down
Eligible veterans, active-duty members, and many surviving spouses can buy with no down payment and no monthly mortgage insurance.
- True $0 down payment
- No monthly mortgage insurance
- Competitive rates and flexible qualifying
Buy With Little to No Money Down
The biggest myth in real estate is that you need 20% down to buy a home. You don't. Between $0-down VA and USDA loans, down-payment assistance, 3%-down conventional, FHA, gift funds and seller-paid costs, there are real paths to buying with little or nothing out of pocket. Let's find yours.
The 20% Myth
Where did "20% down" even come from?
Twenty percent down is a real number for one specific reason: on a conventional loan, putting 20% down lets you skip private mortgage insurance (PMI). Somewhere along the way, that turned into a myth that you must have 20% to buy at all. That has never been true.
In reality, the typical buyer, and especially the typical first-time buyer, puts down far less. Government-backed programs were created specifically so that a down payment isn't a wall between renters and ownership. And when you work with a broker, you get access to more of these programs at once, so you're matched to the lowest-cash path you actually qualify for.
Waiting years to save 20% often costs more than it saves, since you keep paying rent while home prices and your own timeline move on. The smarter question isn't "how do I save 20%?", it's "which low-down path fits me best right now?"
Your Options
The paths to $0 and low down
There's more than one way to get into a home without a big pile of cash. Here are the main routes, many buyers combine two or three.
USDA Loans, $0 down
100% financing for eligible buyers in qualifying rural and suburban Arizona areas, with income limits by household and location.
- True $0 down payment
- More areas qualify than people expect
- Modest guarantee fee instead of PMI
Down-payment assistance
Grant and second-loan programs help cover your down payment and sometimes closing costs, effectively getting you near $0 out of pocket.
- Grants or deferred second loans
- Pairs with FHA and conventional loans
- Income and eligibility rules apply
3%-down conventional
Qualified buyers can put as little as 3% down on a conventional loan, with PMI that can be removed later once you reach enough equity.
- As low as 3% down
- First-time-buyer-friendly options
- PMI removable at 20% equity
FHA, 3.5% down
Low down payment with flexible credit guidelines, and the down payment can come from gift funds or assistance programs.
- As little as 3.5% down
- Flexible credit qualifying
- Gift funds allowed
Gift funds & seller credits
A gift from family can cover your down payment, and a seller can contribute toward your closing costs, shrinking your cash to close.
- Gift funds allowed on most programs
- Seller-paid closing cost concessions
- Documented with a simple gift letter
Who Qualifies
You might be closer than you think
There's no single profile for a low-down buyer. What matters most is steady income, a reasonable debt load, and a credit history we can work with, not a giant savings account. Because we shop 40+ lenders, we can often find a fit even if one lender said no.
These programs are especially powerful for buyers who have the income to own but haven't been able to save a large down payment while renting. If any of the following sound like you, it's worth a quick conversation.
- You have reliable income but limited savings for a down payment
- You're a veteran, active-duty service member, or eligible surviving spouse
- You're buying in an eligible rural or suburban Arizona area
- You're a first-time buyer who may qualify for assistance programs
- You have family willing to help with a gift toward your down payment
- Your credit is good or still improving and you want to explore your options
How It Works
From "I can't afford it" to keys in hand
Finding your lowest-cash path is the whole point. Here's how we get you there.
Tell us your situation
A quick, no-obligation conversation about your income, savings, service history, and where you want to buy, no hard credit pull to get started.
We match your programs
We check every path, VA, USDA, assistance programs, 3%-down conventional, FHA, gift funds, and identify the ones you qualify for.
See your real numbers
We show your true cash to close and monthly payment for each option, so you can pick the one that fits your budget and goals.
Get pre-approved & shop
With a pre-approval in hand, you make strong offers, and we manage the loan through to closing and the keys.
Important To Know
A straight word on assistance programs
Low- and no-down programs are real and they help thousands of Arizona families buy every year, but each one comes with rules. Expect things like income limits, property-location or eligibility requirements, homebuyer education, and credit and debt guidelines. Program funding and availability also change over time.
That's exactly where a broker earns their keep. We keep track of what's available, confirm what you qualify for, and pair the right program with the right loan so nothing falls through the cracks.
Please note: down-payment assistance and grant programs have specific eligibility requirements and are subject to availability, funding, and lender approval. Not all applicants will qualify. Program terms can change without notice. This is not a commitment to lend. Rates and terms vary by borrower qualification and property. Equal Housing Lender.
Common Questions
Zero-down questions, answered
Do I really need 20% down to buy a home?
No. Twenty percent down avoids private mortgage insurance on a conventional loan, but it has never been required to buy. VA and USDA loans allow $0 down for eligible buyers, conventional loans can start at 3% down, and FHA at 3.5%. Down-payment assistance, gift funds, and seller-paid closing costs can shrink your out-of-pocket even more. Most buyers put down far less than 20%.
How can I buy with $0 down in Arizona?
The two true $0-down loan programs are VA loans, for eligible veterans and service members, and USDA loans, for eligible buyers in qualifying rural and suburban areas. If you don't qualify for either, down-payment assistance programs can cover the down payment on other loan types, effectively getting you close to nothing out of pocket. We'll check every path for you.
What is down-payment assistance and how does it work?
Down-payment assistance (DPA) programs provide funds, as a grant or a second loan, to help cover your down payment and sometimes closing costs. Terms vary: some are forgiven over time, some are repaid, and each has its own eligibility rules like income limits and homebuyer education. Availability and funding change, so programs are subject to approval, but they help many Arizona buyers get in the door.
Can I use gift funds for my down payment?
Yes. Most loan programs allow gift funds from a family member, and sometimes other eligible sources, to cover part or all of your down payment and closing costs. The gift needs to be documented with a simple gift letter and a paper trail showing where the money came from. It's one of the most common ways first-time buyers reach the finish line.
Are seller-paid closing costs allowed?
Often, yes. In many transactions a seller can contribute toward your closing costs, called a seller concession, which lowers the cash you need to bring to the table. The allowed amount depends on the loan program and your down payment. Pairing a seller concession with a low-down loan can get you close to a no-cash-to-close scenario. We'll help you structure the offer.
Ready when you are
Let's see how close to $0 down you can get.
Start a free, no-obligation review and Chance will check every low-down path across 40+ lenders. You may be readier to buy than you think.