FHA, VA and USDA Loans in the West Valley and Pinal County: 2026 Basics

If you are buying your first home, or buying again with a small down payment, you will probably hear about three government-backed loans: FHA, VA and USDA. Each one can lower the cash you need to buy, but each has its own rules and costs. Here is a plain-English look at how they work in 2026, with local numbers for the West Valley and Pinal County.

These are federal programs, so the basics are the same in every state. What changes from place to place is the local loan limit and, for USDA, whether an address is in an eligible area.

FHA loans: low down payment, flexible credit

FHA loans are insured by the Federal Housing Administration, part of HUD. You apply through a regular FHA-approved lender.

• Down payment: as low as 3.5% with a credit score of 580 or higher. With a score from 500 to 579, the minimum is 10% down.
• Mortgage insurance: there is an upfront mortgage insurance premium of 1.75% of the base loan amount, which is usually added to the loan, plus an annual premium paid monthly. The annual amount depends on your loan size, term and down payment.
• Occupancy: the home must be your primary residence. FHA can be used for one- to four-unit homes, condos in approved projects and manufactured homes on land.
• 2026 loan limit: for a one-unit home in Maricopa County and Pinal County, the FHA limit is $557,750. Both counties are in HUD's Phoenix-Mesa-Chandler area, so the limit is the same in Surprise, Buckeye, Goodyear, Peoria, Phoenix, Casa Grande and Maricopa.

How that compares with local prices: in September 2026, Phoenix REALTORS reported median single-family sales prices of $437,000 in Surprise, $397,990 in Buckeye, $515,000 in Peoria, $335,000 in the City of Maricopa and $339,000 in Casa Grande. All of those are under the FHA limit, which means FHA is an option across most of the market. Your actual approval still depends on your income, debts and credit.

One change is coming: HUD announced in October 2026 that, for FHA case numbers assigned on or after January 1, 2027, lenders can use FICO 10T and VantageScore 4.0 credit scores alongside Classic FICO. Those newer models can count things like rent and utility payment history. The minimum score thresholds are not changing.

VA loans: no down payment for eligible service members and Veterans

VA home loans are made by private lenders and guaranteed by the U.S. Department of Veterans Affairs. You will need a Certificate of Eligibility (COE), which your lender can usually help you request.

• Down payment: in most cases, none.
• Mortgage insurance: VA loans never require monthly mortgage insurance.
• Credit score: the VA does not set a minimum, but many lenders do, so it pays to compare more than one lender.
• Loan limit: if you have full entitlement, there is no VA loan limit. Your lender still decides how much you can afford, and the loan cannot be more than the appraised value or the price, whichever is lower.
• Funding fee: a one-time fee that can be paid at closing or added to the loan. For a first-time VA purchase with less than 5% down, it is 2.15% of the loan amount. It drops to 1.5% with 5% down and 1.25% with 10% down. After first use, the fee with less than 5% down is 3.3%. Veterans who receive VA disability compensation are generally exempt.

The West Valley is home to Luke Air Force Base. If you prefer to read in Spanish, see our page on VA homes near Luke AFB. We also have an earlier post on VA loans.

USDA loans: no down payment in eligible rural areas

The USDA Single Family Housing Guaranteed Loan Program is run by USDA Rural Development and offered through approved lenders.

• Down payment: none. The program allows 100% financing for those who qualify.
• Location: the home must be in an area USDA designates as an eligible rural area. Most addresses inside the larger West Valley cities will not qualify. If you are looking farther out, including smaller communities in Pinal County, check the exact address on USDA's eligibility map before you fall in love with a house.
• Income: household income cannot be more than 115% of the area's median household income.
• Occupancy and status: the home must be your primary residence, and applicants must be U.S. citizens, U.S. non-citizen nationals or qualified aliens.
• Terms: 30-year fixed rate only. USDA itself has no minimum credit score, but lenders look at how you handle debt.
• Fees: for fiscal year 2027 (October 1, 2026 to September 30, 2027), USDA charges an upfront guarantee fee of 1.00% and an annual fee of 0.35%.

Our earlier post on USDA loans covers more background.

Quick comparison

• Lowest cash to close: VA and USDA, which usually require no down payment, if you qualify.
• Most flexible on who can use it: FHA, which is not limited by military service, location or income.
• Biggest monthly cost to watch: FHA mortgage insurance and the USDA annual fee. VA has no monthly mortgage insurance, but it does have a funding fee.
• Down payment assistance: in Arizona, programs such as Home Plus can sometimes be paired with FHA, VA or USDA loans. See our guide to Arizona down payment assistance and confirm current rules with a participating lender.

How these loans affect your offer

• New construction: builders in Surprise, Buckeye and Pinal County often offer incentives tied to their preferred lender. Compare that offer with an outside lender before you commit. Our guide to new-build homes in Casa Grande and Pinal County explains how builder incentives work.
• Appraisals and property condition: FHA, VA and USDA all use appraisals, and safety or condition problems can need fixing before closing. Your agent can help you spot issues early.
• Seller credits: in today's market, seller help with closing costs or a rate buydown is often part of the negotiation. Each loan program limits how much a seller can contribute, so ask your lender before you write the offer.

Next steps

1. Talk with a lender and get preapproved. Ask them to show you FHA, VA (if eligible), USDA (if the area qualifies) and conventional options side by side. If you need one, I can connect you with a lender.
2. Run your numbers with the mortgage calculator or the affordability calculator.
3. Start browsing in Surprise, Buckeye, Maricopa or Casa Grande.

I am a real estate agent, not a lender. Loan rules, fees and limits change, so confirm the details with a licensed lender before you make decisions.

I help buyers across Surprise, Buckeye, Goodyear, Peoria, Avondale, Litchfield Park and Phoenix, and my team also covers Casa Grande, Maricopa and Pinal County. Schedule a free consultation and we will map out the loan and home search that fit your plans. Hablo español.

Jesus Sanchez
Sanchez Group | Real Broker
480-531-5584 · card.realsanchez.com
Real Broker AZ, LLC · 3707 E Southern Ave #1074, Mesa, AZ 85206