No one wakes up one morning ready to buy a home: it’s a process that takes time, planning, and plenty of research to do right. This is especially true in Arizona, where high home values and a competitive market can make it difficult even for the most well-qualified borrowers to find the property of their dreams.
The Arizona housing market is incredibly tight at the moment, particularly because of the “golden handcuffs” phenomenon: many current homeowners have a rate below 4% thanks to purchasing when the market was cooler, and now they fear selling their property and taking on today’s much higher interest rates for their new abode.
Those seeking to purchase property now must use every advantage they can, including those considering using an FHA loan to finance their dream home. Consider this timeless advice as you seek a Federal Housing Administration mortgage to join the ranks of happy homeowners in the Grand Canyon State.
Federal Housing Administration loans are slightly different than conventional mortgages, as they are meant for low-income borrowers with poor credit scores. Their primary goal is to make homeownership accessible for everyone, but this necessitates a few strict requirements that you must abide by in order to secure a loan.
FHA loan requirements in AZ include a strict limit on how much you can borrow, which is nearly half of what you can borrow using a conventional mortgage: in most parts of Arizona, this limit is $472,030 as opposed to the $726,200 limit for a conforming conventional loan. You also need to hit certain credit thresholds, which will determine your down payment: those with a 580 or above can put just 3.5% down, but anyone below this needs to provide 10% down. You’ll need to move into your residence within 60 days of close and remain there for at least a year to qualify.
Everyone’s path to homeownership is different, but one thing will remain true: you must get your financials into the best shape possible before beginning your search. Having a credit score above 580 will allow you to put less down; plus, a low debt-to-income ratio not only boosts your credit, but it also makes you a more qualified borrower who can access better interest rates.
One of the best things you can do for yourself in this circumstance is pursue debt consolidation, which makes it easier to make your payments on time and can reduce the amount of interest you have to pay. Timely payments are an essential component of maintaining a good credit score: even one missed payment can drop your score by several points, potentially putting you below that 580 threshold and making it impossible to get a lower down payment option.
While it’s tempting to open many new credit cards to improve your debt-to-income ratio, these inquiries also hurt your score, and it will take time to rebound. Instead, request limit increases on your existing cards whenever possible, as this doesn’t necessitate an inquiry. Be sure not to adjust your spending habits to the new limit, but instead, retain your current expenses as much as possible and see the new thresholds as only for emergency use.
Even 3.5% down can be very daunting for many people. Given that the average Arizona home costs over $400,000, this is still at least $14,000, in addition to closing costs and the upfront expenditure of the Mortgage Insurance Premium (MIP) that is unique to the FHA program.
Thankfully, though, there are numerous options for down payment assistance, some of which will pay for almost the entire cost of your down payment. These include programs through the Arizona Department of Housing, which offers the HOME+PLUS loan; this can provide up to 5% in down payment assistance for low-income borrowers.
Your mortgage lender can walk you through your options and help you apply for programs that make sense for your financial situation, so be sure to fully describe your circumstances so that they can identify potential forms of assistance like grants and local nonprofits.
Many know that you can get a preapproval letter for a conventional mortgage, but the same applies for an FHA loan. This letter will show sellers how much you are qualified to borrow, and it will reassure them that you’re serious about your offer. In a tight market like Arizona, you need to use every advantage you have, including applying for prequalification.
These forms are generally quite easy to fill out and can generally be acquired in just a few hours. It’s not a full approval, but it can make a huge difference in whether your offer is approved by the seller.
FHA loans are an excellent choice for Arizonans with lower credit scores who might not be able to secure a conventional mortgage, but, like all large purchase decisions, they require some prework before you can get the keys to your home. Understand the requirements, rehabilitate your credit score, search out assistance programs, and apply for preapproval; if you follow these steps, you’ll be ready to walk into your new home in no time.