Buying a home in Glendale but worried about the down payment? You’re not alone. Many West Valley buyers have solid income and good credit, yet the upfront cash feels out of reach. Arizona’s HOME Plus program can help you bridge that gap so you can move forward with confidence.
In this guide, you’ll learn what HOME Plus is, how it typically works in Glendale and Maricopa County, how seller concessions can fit in, and the steps to apply with a participating lender. You’ll also get a practical checklist and questions to ask so you can plan your purchase with fewer surprises. Let’s dive in.
What is Arizona HOME Plus?
HOME Plus is a statewide Arizona program that pairs a fixed-rate first mortgage with down payment assistance. The assistance is designed to reduce the cash you need at closing for a primary residence in Arizona, including homes in Glendale.
This is not the federal HUD “HOME” grant program. When you see HOME Plus here, it refers to Arizona’s mortgage plus down payment assistance product offered through an agency-sponsored program and a network of participating lenders.
How HOME Plus lowers cash to close
With most mortgages, you bring a down payment plus closing costs and prepaids. HOME Plus adds a subordinate assistance piece that can cover a portion of your required down payment and, in many cases, some closing costs. Terms can vary by program year. The assistance is commonly structured as one of the following:
- A second mortgage with no monthly payment that is deferred and due under certain conditions, or
- A forgivable assistance option that is forgiven over a set period if you meet the program’s occupancy rules.
You’ll work with a participating lender to confirm the exact assistance amount, the structure offered with your loan type, and when any repayment or forgiveness applies.
Who qualifies in Glendale
Eligibility is set by the program and can change, so verify current rules with a participating lender and the program administrator.
Basic borrower requirements
- You plan to live in the home as your primary residence.
- Your income falls under program limits for Maricopa County. These limits are typically tied to area median income and can vary by household size.
- You meet credit score and debt-to-income guidelines set by the program and your first-mortgage product.
Property requirements
- The home is in Arizona and eligible for the program. Glendale properties are generally eligible because HOME Plus is statewide.
- Acceptable property types commonly include single-family homes, townhomes, and condos. Condos often require project approval.
- There is usually a maximum purchase price limit for Maricopa County.
First-time buyer status
Some assistance programs require that you have not owned a home in the past three years. Others may not. Confirm whether HOME Plus requires first-time buyer status or offers exceptions.
Loan types you can use
HOME Plus is typically paired with full-amortizing, fixed-rate first mortgages delivered through participating lenders. These often include program-eligible conventional options or government-insured options such as FHA, VA, or USDA. Ask your lender which specific first-mortgage products are currently permitted with HOME Plus and whether any are excluded.
Using seller concessions with HOME Plus
Seller concessions are credits a seller can give you to offset closing costs and prepaids. This is separate from down payment assistance, but the two can work together to lower your cash to close.
- With FHA loans, seller contributions of up to 6 percent of the sales price are generally permitted toward allowable costs.
- With conventional loans, the permitted seller concession limit usually depends on your down payment and whether the home is a primary residence.
- Some assistance programs do not allow seller concessions to meet any required minimum borrower contribution. Your lender will confirm whether HOME Plus permits this and how the pieces interact.
The key is timing and documentation. If you plan to use both HOME Plus and seller concessions, your lender needs to model the combined effect early and ensure your contract reflects the agreed concessions.
Step-by-step: Using HOME Plus in Glendale
Follow these steps to keep your purchase on track.
- Get prequalified with a participating lender
- Ask the lender to evaluate your eligibility for HOME Plus along with your loan options and estimated cash to close.
- Complete any required homebuyer education
- If education is required, enroll early so you have your certificate before closing. Ask your lender which providers are accepted.
- Reserve funds if needed
- Some programs require the lender to reserve assistance funds once you have a signed contract. Confirm when the reservation happens and how long it holds.
- Submit your loan application and documents
- Your lender underwrites the first mortgage and confirms the HOME Plus assistance terms, allowable seller concessions, and any minimum borrower contribution rules.
- Order appraisal and handle title and HOA items
- If you are buying a condo in Glendale, allow time for condo or project approval.
- Close on your home
- At closing, the assistance is documented. If it is a second mortgage, the lien is recorded. If it is a forgivable assistance structure, the terms are included in your closing package.
- Post-closing follow-up
- Keep your education certificate and assistance documents. If any occupancy or reporting requirements apply, track the dates and terms.
Most buyers can move from contract to closing on a timeline similar to a standard loan cycle, often 30 to 60 days, but confirm the current reservation window and processing time with your lender.
Documents you will likely need
- Government-issued photo ID
- Recent pay stubs and W-2s or tax returns
- Bank statements and asset documentation
- A gift letter if you are receiving gift funds
- Signed purchase contract
- Homebuyer education certificate if required
Real-world Glendale scenarios
First-time buyer couple: You have steady income and rent in Glendale, but the down payment is the hurdle. HOME Plus can help cover part of the required minimum down payment while you negotiate reasonable seller concessions to offset closing costs, subject to your loan rules.
Veteran buyer: If HOME Plus allows VA first mortgages, your lender can help you explore pairing a VA loan with assistance to reduce cash needed at closing. Confirm current program product eligibility.
Condo buyer: You find a condo near Glendale amenities that fits your lifestyle. Ask your lender early about project approval requirements so your assistance and closing timeline stay aligned.
Common pitfalls to avoid
- Assuming seller concessions can replace your required contribution. Some programs restrict this. Confirm the rule before you write the offer.
- Waiting to start homebuyer education. If required, it can hold up your clear-to-close if you wait too long.
- Not reserving funds promptly. If a reservation is needed, delays can put your timeline at risk.
- Overlooking condo approval steps. Project approvals can add time. Start early if you are buying a condo.
Smart questions to ask your lender
- Is this property in Glendale eligible for HOME Plus today?
- Which first-mortgage types can I pair with HOME Plus right now?
- What are the current income and purchase price limits for Maricopa County?
- How much assistance is available and how is it structured?
- Do I need to contribute my own funds, and can I use gifts?
- What are the seller concession limits for my loan type and down payment?
- Is homebuyer education required, and which providers are approved?
- When do we reserve assistance funds and how long do they hold?
- What paperwork should I gather now to prevent delays?
Work with a Glendale guide who knows the process
Using down payment assistance adds moving parts to your loan and contract. You deserve clear guidance and steady communication from contract to keys. With deep experience across Glendale and the West Valley, a local advisor can help you coordinate with a participating lender, craft offers that fit program rules, and negotiate seller concessions that align with your financing.
If you want hands-on help planning a Glendale purchase with HOME Plus, reach out. You’ll get straight answers, a clear process, and a plan that respects your timeline and budget.
Ready to explore Glendale homes with less cash up front? Connect with Russell Harris to map out your next steps and get connected with participating lenders.
FAQs
What is HOME Plus in Arizona?
- A statewide program that pairs a fixed-rate first mortgage with down payment assistance to reduce your cash needed at closing for a primary residence in Arizona.
Who qualifies for HOME Plus in Glendale, AZ?
- Eligibility is based on income limits for Maricopa County, credit and debt-to-income guidelines, occupancy as a primary residence, and a maximum purchase price. Verify current limits with a participating lender.
How much assistance can I get with HOME Plus?
- The amount varies by program terms and year. Assistance is often a percentage of the purchase price or a set cap. Your lender will confirm the current maximum and structure.
Can I use HOME Plus with FHA, VA, or conventional loans?
- HOME Plus is commonly paired with program-eligible conventional or government-insured fixed-rate loans through participating lenders. Ask your lender which products are currently allowed.
Can seller concessions cover closing costs while HOME Plus covers my down payment?
- Often yes, within program and loan rules. FHA generally allows up to 6 percent in seller contributions toward allowable costs, and conventional limits vary by down payment. Confirm specific limits and any minimum borrower contribution rules.
Are condos in Glendale eligible for HOME Plus?
- Condos are often eligible if used as a primary residence, but project approval may be required. Start that review early with your lender.
Does HOME Plus require homebuyer education?
- Many assistance programs do. If required, you will need to complete approved education and provide a certificate before closing. Check with your lender.
How long does the HOME Plus process take?
- Timelines often mirror a standard loan cycle of about 30 to 60 days, but the reservation window for assistance funds can affect timing. Confirm the process with your lender.
Where can I find participating lenders for HOME Plus in Arizona?
- Look for the participating lender list on the official HOME Plus program administrator website, or ask a local advisor to connect you with approved lenders.
What documents do I need to apply for HOME Plus in Glendale?
- Expect to provide ID, income and asset documents, a purchase contract, and a homebuyer education certificate if required. Your lender will give you a full checklist.
