HOME Plus vs. Pima Tucson DPA: Which Program Is Right for You?
Compare Arizona's two main down payment assistance programs: HOME Plus and Pima Tucson Homebuyer's Solution. Learn which DPA program offers the best benefits for your situation.
Arizona's two primary down payment assistance programs are HOME Plus and the Pima Tucson Homebuyer's Solution. HOME Plus provides up to 4% of the loan and works in all 15 counties. The Pima Tucson program is limited to Pima County buyers and sets its own amounts. Per the Arizona Industrial Development Authority, HOME Plus has a forgivable second lien, forgiven after 60 months, and a non-forgivable one. PTHS uses its own forgivable structure, and the two also differ on income limits, eligible lenders and credit tiers.
Comparing Arizona's Top DPA Programs
If you're buying a home in Arizona, you likely have access to two major down payment assistance programs: HOME Plus (statewide) and the Pima Tucson Homebuyer's Solution (Pima County). HOME Plus tops out at 4% of the loan, PTHS sets its own percentages, and the rules behind each differ in important ways.
Quick Answer: For most Arizona buyers, HOME Plus is the simpler fit because it works in every county and its forgivable option is wiped out in one step after 60 months. Pima County buyers should compare both programs, including the current PTHS forgiveness terms in writing, because PTHS may offer advantages in certain situations.
Side-by-Side Comparison
| Feature | HOME Plus | Pima Tucson (PTHS) |
|---|---|---|
| Coverage Area | All 15 AZ counties | Pima County only |
| Max DPA | Up to 4% of loan | 5% of loan |
| How It Is Forgiven | In full after 60 months (forgivable option); repaid if sold or refinanced sooner | Under the program's own terms; ask for them in writing |
| Monthly Payment on DPA | None | None |
| First-Time Buyer Required | No | No |
| Min Credit Score | Program minimum plus the first mortgage's standard; confirmed at credit review | 640 |
| Income Limit (2026) | $155,386 of borrower income | Varies by household size |
When to Choose HOME Plus
HOME Plus is typically the better choice if:
- You plan to keep the home and loan at least 5 years: The forgivable option is fully forgiven after 60 months
- You want maximum flexibility: Available statewide in all 15 Arizona counties
- You have income near the limit: The flat $155,386 limit is straightforward
- You might refinance later, but not soon: Once month 60 passes, nothing is owed on the forgivable HOME Plus second; refinancing before then means paying it off in full
How HOME Plus Forgiveness Works
Whatever amount of HOME Plus assistance you receive:
- Nothing is forgiven month by month; the forgivable second is cleared in one step at the 60-month mark
- Sell or refinance before then and the full second lien is repaid, with no exceptions from Arizona IDA
- If you take the non-forgivable option instead, it is repaid when you sell or refinance
When to Choose PTHS
PTHS may be better if:
- You're buying in Pima County/Tucson: It's only available here anyway
- You have a larger household: Income limits increase with household size
- You qualify for PTHS Edge: This option adds a buydown on your first-mortgage rate
PTHS Edge Option
PTHS Edge puts program funds toward buying down the interest rate on your first mortgage. How far the rate moves depends on current program pricing, so ask for a side-by-side Loan Estimate that shows the APR under each option. PTHS Edge cannot be combined with standard PTHS DPA—you choose one or the other.
Income Limit Comparison
HOME Plus (All Counties)
- One limit that doesn't scale with household size
- Flat limit: $155,386 for 2026, measured on the pre-tax income of the borrowers on the loan; a relative or roommate who lives with you but isn't a borrower isn't counted
PTHS (Pima County)
- 1-2 persons: Lower limit
- 3-4 persons: Moderate limit
- 5+ persons: Higher limit
- Contact us for current PTHS limits
Can I Use Both Programs?
No. You can only use one DPA program per loan. However, you can compare both programs and choose the one that works best for your situation.
Loan Types Compatible with Both Programs
Both HOME Plus and PTHS work with:
- FHA loans (3.5% down)
- VA loans (no down payment requirement for eligible veterans)
- USDA loans (no down payment requirement in eligible rural areas)
- Conventional loans (3-5% down)
How to Decide: Our Recommendation
For most buyers, we recommend HOME Plus because:
- A forgiveness date you can circle: the forgivable option is cleared 60 months after closing
- Simpler income limits to calculate
- Statewide availability if you move within Arizona
However, if you're in Pima County and qualify for PTHS Edge, its rate buydown could make it the stronger choice. Compare the APRs and each program's forgiveness terms before you decide.
Frequently Asked Questions
Can I switch programs after applying?
Yes, before loan commitment. After commitment, switching may cause delays.
What if I sell my home before the forgiveness period?
HOME Plus: On the forgivable option, a sale within the first 60 months means repaying the full second lien. After month 60 there is nothing to repay. PTHS: Repayment follows the program's own terms, so ask your loan officer or the program for the remaining balance before you sell or refinance.
Do both programs require homebuyer education?
Yes. Both require completion of an approved homebuyer education course (6-8 hours, available online).
Get Personalized Guidance
Not sure which program is right for you? Take our 60-second quiz to get a personalized recommendation, or contact the Cook Brothers Mortgage Team:
- Tanner Cook: (480) 420-4918 | NMLS #2090424
- Zac Cook: (480) 406-2016 | NMLS #2111496
Cornerstone First Mortgage, NMLS #173855. Equal Housing Lender.
Related Arizona DPA Guides
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