Loan Programs
Active Duty in Arizona? Your VA Benefit Is Worth Using Now
Eligible active duty service members can buy a Phoenix-area home with zero down payment, no monthly mortgage insurance and a capped set of closing costs through a VA loan, and the entitlement can be restored and reused after each sale or payoff.
Key takeaways
- No down payment and no monthly mortgage insurance is a structural advantage no other program matches.
- The funding fee is waived for veterans receiving VA disability compensation.
- Entitlement is restorable — a VA loan is not a once-in-a-lifetime benefit.
- West Valley communities near Luke AFB in Goodyear, Litchfield Park, Surprise and Buckeye are heavy VA markets with agents and sellers who understand the process.
The math that makes VA different
Compare an FHA loan and a VA loan at the same price and rate and the gap is not subtle. FHA requires 3.5 percent down plus an upfront premium and a monthly mortgage insurance payment that usually lasts the life of the loan. VA requires zero down and charges no monthly mortgage insurance at all. On a typical West Valley purchase, that monthly difference is real money every month for as long as you own the home.
VA also limits which closing costs a veteran may pay, and allows a seller to contribute toward the rest — a lever that works well when a builder or a seller has more flexibility on costs than on price.
Entitlement is not one and done
The most common misconception is that using the benefit once spends it forever. Full entitlement is restored when you sell the home and pay off the VA loan. Service members with full entitlement have no VA loan limit — the ceiling is what your income and the appraisal support. Even while keeping a prior home, remaining entitlement can often fund a second purchase, which matters for a PCS move.
Occupancy, PCS orders and the reality of military timing
VA loans are for a primary residence you intend to occupy, generally within 60 days. There is flexibility around orders, deployment and a spouse occupying the home in your place. Because PCS timelines rarely align neatly with escrow, tell your loan officer your reporting date on day one so the lock period and closing date are built around it rather than patched later.
Arizona specifics worth knowing
Arizona offers a property tax exemption for qualifying disabled veterans, applied through the county assessor, which lowers the escrowed tax portion of your payment. Manufactured homes, condos and properties needing repair have additional VA requirements, so identify the property type before writing an offer. And the VA appraisal includes minimum property condition standards — peeling paint on a pre-1978 home, an inoperable HVAC in July or exposed wiring will all be called out.
Frequently Asked Questions
- Can I use a VA loan more than once?
- Yes. Entitlement is restored after you sell the home and pay off the VA loan, and remaining entitlement can sometimes be used for a second purchase while keeping the first home.
- Is there a VA loan limit in Maricopa County?
- Borrowers with full entitlement have no loan limit. The amount is determined by qualifying income, credit and the appraised value.
- Do I have to pay the VA funding fee?
- Veterans receiving VA disability compensation are exempt. For everyone else the fee is a one-time charge that can be financed into the loan.
The information on this website is provided for general education only and does not constitute financial, tax or legal advice. Loan programs, guidelines and availability are subject to change and to borrower and property qualification.