Posts Tagged ‘arizona’


1% Down Payment Assistance for Arizona

Tuesday, July 4th, 2017
 

1% Down Payment Assistance - ArizonaTucson / Phoenix: Downpayment assistance programs (DPA) have helped 1000’s of Arizona homebuyers realize the dream of homeownership. Today, Guild Mortgage is pleased to announce the launch of our unique 1% Conventional down payment assistance program. This unique DPA program will help more homebuyers into homes throughout the whole State of Arizona – not just individual Counties. So smaller towns that didn’t really have a lot of options with down payment assistance just got a really nice program to help them out.

So how does the Guild 1% down payment assistance work?

The program works like this: the homebuyer puts one percent down, Guild provides a two percent grant, creating three percent in equity. That means that homebuyers can own a $200,000 home with $2,000 down.

Example
home price
Divider line 1% Down
Payment
Divider line +2%
Guild Gift
3% Total
Move-in equity
$200,000 Divider line $2,000 Divider line $4,000 $6,000

You bring 1% down, and we’ll add 2% more—no strings attached*
Move in with 3% equity for only 1% down payment. What a program!

APPLY NOW: HERE

Eligibility for Guild’s 1% Down Payment Program

As with all down payment assistance programs in Arizona, there are eligibility requirements. Here are some of the details that need to be met:

  • Not just for first-time homebuyers
  • Minimum 680 FICO
  • Income limit of 100% of area median income (no limit for properties in low-income census tracts)
  • Homeownership education course required

Please give us a call if you have any questions on this program.

Tucson and Sierra Vista (520) 303-5620.

Phoenix and N. Arizona (480) 648-1733.

More Details About Guild’s 1% Down Program

  • Guild’s down payment assistance is a 2% grant to the borrower that does not need to be repaid
  • 97% LTV conventional loan
  • Loan amounts up to $424,100
  • Cancellable, reduced mortgage insurance
  • Condos OK
  • Flexible underwriting to include income from non-borrower household members, boarder income and rental income

So you can see how this program is Amazing and will help a lot of Arizona homebuyers realize the dream of home ownership. To learn more, just give us a call today.. we are here to help you.

If you have any questions on this down payment assistance program, or other home loan financing questions, then just give us a call.

Tucson /S. Arizona: (520) 303-5620 Phoenix /N. Arizona (480) 648-1733

Joseph Small and his Team at Guild Mortgage Co. helps Tucson and Phoenix Homeowners and homebuyers with all their home mortgage loan needs. Give them a call today! Also proudly serving Sierra Vista, Green Valley, Sahuarita and Nogales Arizona.

Tucson and Sierra Vista (520) 303-5620.

Phoenix and N. Arizona (480) 648-1733.

*All loans are subject to underwriter final approval, terms and conditions may apply. Subject to change without notice. Always consult an Accountant or Tax Advisor for full eligibility requirements on tax deductions. Eligibility for this non-repayable grant is subject to the Program guidelines. Changes to loan parameters including but not limited to loan amount, owner-occupancy status, loan to value, and other factors may render Borrower ineligible for the Program. The grant may only be used for the borrower’s cash investment in accordance with the Program guidelines.

VA loans and Student Loan debt

Thursday, March 23rd, 2017
 

Student Loan and VA loansTucson, Arizona: Received a phone call from a real estate agent the other day asking me how does the VA look at student loans. Her client’s spouse had quite a bit of student loan debt and they didn’t think they would qualify for a VA loan. So I thought I would take a second to explain how the VA looks at student loan debt.

Student Loan Deferment and VA Loans

First, it the student loan is deferred 12 months or more from the close of escrow date, then the lender does not have to count the debt. But what if it is less then 12 months deferred or there is no payment on the credit report?

Student loan debt can get confusing as each lender and investor will look at it a little differently. The Department of Veteran Affairs recently issued their Student Loan Payment Policy (VA Circular 26-17-02 – Clarification and New Policy for Student Loan Debts & Obligations) and there is some good news for Veteran borrowers with such debt.

Recent Changes to Student Loans using a VA home loan

If a veteran or spouse has a student loan that is in a repayment or is scheduled to begin repaying within 12 months from the date of the VA home loan closing, then the lender must take into consideration what the monthly payment on the loan will be. To calculate, the lender should you this formula: take each student loan at a rate of 5% of the outstanding balance divided by 12 months.

For example: credit report shows a $25,000 student loan that has a deferment less then 12 months from the closing date on the VA loan. There is no payment showing.

$25,000 student loan balance X .05 = $1,250 … divided by 12 months = $104.17 per month is the monthly payment for the debt ratio purposes.

But what if the credit report shows a payment that is higher then the calculation above? The lender must use the payment on the credit report.

So what if the credit report has a student loan payment that is less then the 5% calculation? In this case, the lender can use the lower payment if the borrower can provide a letter from the student loan servicer that actually reflects the loan terms and payment information. This letter cannot not be dated more then 60 days from the VA loan closing date. The borrower can also use an electronic copy from the student loan servicer’s website or a printed statement provided by the student loan servicer. However, this is a lender discretion on what documentation they will accept.

Tucson/S. Arizona: 520-303-5620 Phoenix/N. Arizona: 480-648-1733

If you have any questions on Student loans and using a VA home loan, or other VA loan questions, then please feel free to contact us. And if you like this post, then please share or like… or leave a comment below.

The Joe’s My Lender Team – Arizona’s VA home loan experts! Proudly helping Veterans in Tucson, Phoenix, Scottsdale, Yuma and Sierra Vista, all of Arizona. We are here to help serve you. Tucson and Sierra Vista (520) 303-5620 or Phoenix: (480) 648-1733

Pathway to Purchase Update

Sunday, January 29th, 2017
 

Tucson Pathway to Purchase funds is about to run out

Update: 1/31/2017 The Pathway to Purchase program has officially run out of money and is no longer available. Please contact us to learn about other Down Payment Assistance programs that might be available.

The Pathway to Purchase program has been an excellent program for helping Arizona homebuyers get into homes in select cities covered by the program. But as with all good things, money is starting to run out on this program. As of last week, there was only just over $2,000,000 left in the Pima County P2P program.

So if you are thinking or no of anyone that is planning to buy in the Tucson or South Tucson, and could benefit from this program, then please have them reach out to us before it is to late.

Tucson/S. Arizona: 520-303-5620 Phoenix/N. Arizona: 480-648-1733
If you have any questions on the Pathway to Purchase or other Down Payment Assistance Programs, then please feel free to contact us. And if you like this post, then please share or like… or leave a comment below.

The Joe’s My Lender Team – the home loan experts! Proudly helping homebuyers in Tucson, Phoenix, Scottsdale, Yuma and Sierra Vista, all of Arizona. We are here to help serve you. Tucson and Sierra Vista (520) 303-5620 or Phoenix: (480) 648-1733
#PathwaytoPurchase

Down Payment Assistance in Arizona

Tuesday, October 4th, 2016
 

Down Payment Assistance Programs

DM open House Arizona

There are a lot of Down Payment Assistance programs available to qualified homebuyers in Arizona. Below is a chart that shows some of the most popular.

DPA Program Available Counties Minimum Credit Score Maximum Income
Home Plus All Counties but Pima 640 92,984
Home in Five Maricopa 640 88,340
Pathway to Purchase 17 Arizona Cities 640 92,984
Pima Homebuyer Solutions Pima 640 82,600

Update: Guild Mortgage now offers a 1% down payment assistance program to qualified homebuyers. Read more here: 1% Down Payment Assistance

If you have any questions on this down payment assistance program, or other home loan financing questions, then just give us a call. 520-303-5620

Joseph Small and his Team at Guild Mortgage Co. helps Tucson and Phoenix Homeowners and homebuyers with all their home mortgage loan needs. Give them a call today! Also proudly serving Sierra Vista, Green Valley, Sahuarita and Nogales Arizona.

Tucson and Sierra Vista (520) 303-5620.

Phoenix and N. Arizona (480) 648-1733.

Arizona USDA Home Loan Costs Just Got Slashed

Sunday, October 2nd, 2016
 

Arizona USDA Home Loans just got more affordable

By Joseph Small

USDA loan Tucson

Tucson, AZ: One of the most popular loans that my team and I do is the USDA Rural Guarantee home loan. This popular program, which offers zero down payment, just got that much more affordable. Over the weekend, the USDA lowered the upfront and monthly fees for its home loan program, which will make it one of the most affordable home loans available to Arizona homebuyers – next to the always popular VA home loan.

If you have never heard of the USDA home loan program, then you should definitely learn more about this great loan program and how it has helped thousands of Arizona homebuyers realize their dream of homeownership.

New Lower USDA Home Loan Upfront & Monthly Fees

Much like the FHA home loan, USDA rural guarantee mortgage requires both an upfront guarantee fee, as well as a monthly mortgage insurance fee.

I know most people associate USDA guarantee with the old stamp on meat. This home loan programs surprises peoples because they were not aware that the USDA actually offers mortgage financing.

How it works it that the “guarantee” simply refers to USDA’s commitment of loan backing that allows mortgage lenders to issue loans in accordance to USDA loan guidelines. In exchange, the USDA issues a commitment for insuring the lender against loss.

The USDA upfront guarantee fee was at 2.75% of the loan amount, which is usually rolled into the loan. This upfront fee was just reduced to 1% of the loan amount, which is a huge savings.

The USDA monthly fee was at .50%, which is included in your monthly mortgage payment. The monthly fee was slashed to .35%, which is a savings on their monthly payments.

USDA Home Loan Guarantee and Monthly Fee

  • Old upfront guarantee fee: 2.75%
  • New upfront guarantee fee: 1.00%
  • Old monthly fee: 0.50%
  • New monthly fee: 0.35%

So if you have any questions on this or would like to know more about using USDA home loans in Arizona, then please give us a call.

520-303-5620 (Tucson) or 480-788-9221 (Phoenix).

USDA Rural Development Loan Program Resource: USDA Home Loan Program

Note: All loans subject to underwriter approval; terms and conditions may apply. Subject to change without notice.
 
Joseph Small and his Team at Guild Mortgage Co. helps Tucson and Phoenix Homeowners with all their USDA home mortgage loan needs. Give them a call today! Also proudly serving Sierra Vista, Green Valley, Sahuarita and Nogales Arizona.
Give them a call today! Maybe one day you too will say, “Joe’s My Lender!”

Pathway to Purchase Down Payment Assistance for Arizona

Saturday, May 7th, 2016
 

Pathway to Purchase for Tucson?

UPDATE January 31, 2017: The Pathway to Purchase program has officially run out of funds and has ended. Please contact us for other Down Payment Assistance options that might be available to you.

Tucson Mayor Jonathan Rothschild recently launched his homeownership initiative, Help for Homebuyers, and announced the new Pathway to Purchase Down Payment Assistance Program for Tucson. P2P has now been live to 6 weeks and is an excellent program to help Tucson homebuyers get into a home.

Tucson – Phoenix Arizona: Lately, we have been getting a lot of phone calls asking about the Pathway to Purchase Down Payment Assistance program here in Arizona, so I thought I would write a little bit about what it is and where you can use it.

Offered through the Arizona Department of Housing (ADOH), there is now roughly $48,000,000 in available funds with the launch of Pathway to Purchase, a new loan program for Arizonans statewide looking to become homeowners in select cities (Pathway to Purchase eligible cities). The Funding for the Pathway to Purchase DPA Second Mortgage Program is provided by the U.S. Department of the Treasury through the Troubled Asset Relief Program; Hardest-Hit Fund. The Pathway to Purchase Program or P2P, as it is sometimes called, has a $48-million-dollar commitment for Arizonans and is available on a first come first serve basis. Click for flyer: P2P Flyer

 

The Benefits of Pathway to Purchase


 

The Pathway to Purchase provides eligible homebuyers with down payment and closing cost assistance funds in the form of a 2nd mortgage lien using a Conventional 30-year fixed-rate mortgage.

The amount of the funds provided by this 2nd mortgage is equal to 10% of the purchase price up to a maximum total of $20,000. These funds may be used toward down payment and/or closing costs. This program is only available for purchase transactions, so no refinances or cash-out.

 

What exactly is a 2nd Mortgage Lien?


 

A second mortgage or junior-lien is a loan you take out using your house as collateral while you still have another loan secured by your house. The interest rate on the Pathway to Purchase loan is 0%, so there is no payments. This 2nd loan is 100% forgiven after 5 years provided the following criteria is met:

  • Homeowner occupies and owns home for 5 years after purchase
  • Homeowner does not do a cash out refinance for 5 years after purchase

 

What are the Basic Requirements for Pathway to Purchase


 

Income Limits: Borrower(s) Income not to exceed $92,984.
Purchase Price: Purchase Price limit not to exceed $371,936.
Property Type: New or existing single family, town-homes, condos – (no manufactured homes)
Occupancy: Owner occupied, Primary Residences in select cites (below).
Loan Types Allowed: Conventional – Fannie Mae HFA Preferred mortgages only.
Credit Scores: minimum 640
Location: Select Targeted Areas (17 cities)Pathway to Purchase eligible cities
First-time homebuyer: No
Home buyer Education: Yes (please contact us for information)

Click to: APPLY NOW

 

Pathway to Purchase Eligible Cities

 

The Pathway to Purchase (P2P) Program is strictly limited to the following 17 Cities:

  • Arizona City
  • Avondale
  • Buckeye
  • Casa Grande
  • Coolidge
  • Douglas
  • El Mirage
  • Fort Mohave
  • Goodyear
  • Huachuca City
  • Laveen
  • Maricopa
  • Red Rock
  • Sierra Vista
  • Snowflake
  • Tucson
  • Yuma
  • UPDATE 1/31/17: The Pathway to Purchase is no longer available in Tucson.

    Tucson/S. Arizona: 520-303-5620 Phoenix/N. Arizona: 480-648-1733
    If you have any questions on the Pathway to Purchase or other Down Payment Assistance Programs, then please feel free to contact us. And if you like this post, then please share or like… or leave a comment below.

    The Joe’s My Lender Team – the home loan experts! Proudly helping homebuyers in Tucson, Phoenix, Scottsdale, Yuma and Sierra Vista, all of Arizona. We are here to help serve you. Tucson and Sierra Vista (520) 303-5620 or Phoenix: (480) 648-1733
    #PathwaytoPurchase

Termite Inspections and VA Loans in Arizona

Saturday, April 30th, 2016
 

Pest or Termite Inspections and VA Loans in Arizona

termite damage

Tucson/Phoenix Arizona: As we have discussed in the past, the VA home loan benefit is an excellent program to help out our Arizona veterans and their military families by giving them an opportunity to enjoy home ownership. One of the most common questions that we get is about the requirements and overall condition of the home the Veteran is purchasing with a VA loan. The big requirement is that the “Move-in-Ready” home must meet the VA standards of Safe, Sound and Sanitary. So where does a termite or pest inspection report fit into this and can a Veteran pay for it?

Termites and other wood-destroying insects can absolutely destroy a home. This can also be a huge financial drain with costly repairs and treatment. This is a big reason why you’ll be required to get a pest inspection when you’re purchasing with a VA home loan in certain parts of the country. The VA Phoenix Regional Loan Center has determined that Arizona is located in “Heavy” Termite Infestation Probably Zone, Read here. You will often hear, “you either have termites, or will have them” from pest inspectors in Arizona.

Can a Veteran pay for a termite or pest inspection?

Termites and other wood destroying insects are more prevalent in certain areas of the country then other parts. Arizona, being determined to be a “Heavy” Termite Infestation Probably Zone, does require a termite or pest inspection before your VA home loan can close.

There are over 30 States that require a termite or pest inspection report. Other States have discretion and may be required if the appraiser notices signs of termites. In most of the States that require a pest inspection, the Veteran can’t pay for the pest inpection fee. However, there are nine States where the VA home buyer can pay the termite or pest inspection fee.

Here is a list of the 9 States where VA home buyers can currently pay for a termite/pest inspection:

  • Alabama
  • Arkansas
  • Arizona
  • California
  • Florida
  • Louisiana
  • Mississippi
  • Oklahomaa
  • Texas
  • Termite Damage Statistics

    • Each year, termites and similar pests cause an estimated $30 billion in damage to crops and man-made structures in the U.S.
    • A homeowner who discovers termite damage will spend an average of $3,000 to repair the damage.
    • (Source: Termites.com

    • According to the United States Department of Agriculture (USDA), U.S. residents spend at least $1 billion on Formosan termite control and repairs each year. Some experts estimate the number is closer to $2 billion.

    So can a Veteran pay for Termite Treatment in Arizona?

    Veterans in Arizona can pay for both the pest inspection and treatment. Although it is common practice that these fees and treatment are usually negotiated between the VA buyers and sellers, especially since the Veteran hasn’t closed yet.

    So if you live in one of the 9 States mentioned above, and are purchasing with a VA home loan, then yes you can pay for a pest or termite inspection.

    The Termite Report

    Once you have a pest inspection done, then you will receive a report on an Arizona state form. Example: 3 page Termite Report It is very important to get this to your lender right away. Section 8 of the report should have the box checked that “No visible evidence of infestation from wood-destroying insects was observed.” If evidence is found, then treatment will be required and a Supplemental report will have to be provided to show that it was treated and cleared.

    On page 2 of the report, you want to look for No wood to earth contact, No excessive cellulose debris, No faulty grades, and No excessive moisture. These items will have to be addressed if called out by the pest inspector.

    Tucson/S. Arizona: 520-303-5620 Phoenix/N. Arizona: 480-648-1733

    If you have any questions on termite or pest inspections using a VA home loan, or other VA loan questions, then please feel free to contact us. And if you like this post, then please share or like… or leave a comment below.

    The Joe’s My Lender Team – Arizona’s VA home loan experts! Proudly helping Veterans in Tucson, Phoenix, Scottsdale, Yuma and Sierra Vista, all of Arizona. We are here to help serve you. Tucson and Sierra Vista (520) 303-5620 or Phoenix: (480) 648-1733

    Refinancing Non-VA Loans

    Saturday, April 16th, 2016
     

    Can I Refinance a Non-VA loan into a VA home Loan?

    VA RefinanceTucson / Phoenix Arizona: Over the years, I have had a few veterans that originally purchased a home with conventional or FHA financing ask me if it is possible to refinance out of their current loan and into a VA home loan. Having never used their VA home loan benefits before, they aren’t sure if this can be done – or what would be required to refinance a non-VA loan to a VA home loan.

    So today I thought I would address this. Borrowers that purchased a home with a non-VA home loan can indeed refinance. However, the VA will treat this as a VA Cash-out refinance loan, as opposed to a simple rate and term refi.

    As some of you know, the VA does offer a type of streamline refinancing known as a VA IRRRL (Interest rate reduction refinance loan). Read more here: VA IRRRL in Arizona VA IRRRL’s can only be used for those borrowers who currently are in a VA mortgage. The VA does offer a cash-out refinance option that is available to all eligible Veteran/Active Duty borrowers, regardless of what type of existing mortgage they currently have.

    One caveat that borrowers should be aware of before deciding to refinance out of a non-VA loan to a VA loan is that they will have to occupy the property as a primary residence. So if the property you are thinking of refinancing is an investment or a second or seasonal home, then you will be required to move into this property.

    One big advantage of refinancing into a VA Cash-out loan is that they have no mortgage insurance. So if you would like to know more about refinancing out of a non-VA loan into a VA loan, or any other mortgage financing questions, then please give us a call.

    Tucson/S. Arizona: 520-303-5620 Phoenix/N. Arizona: 480-648-1733

    If you have any questions on this topic, or other VA loan questions, then please feel free to contact us. And if you like this like this post, then please share or like… or leave a comment below.

    The Joe’s My Lender Team – Arizona’s VA home loan experts! Proudly helping Veterans in Tucson, Phoenix, Scottsdale, Yuma and Sierra Vista, all of Arizona. We are here to help serve you. Tucson and Sierra Vista (520) 303-5620 or Phoenix: (480) 648-1733

    Mortgage Do’s and Don’ts!

    Monday, April 4th, 2016
     

    The Mortgage Do’s and Don’ts!

    Tucson / Phoenix AZ: Every borrower wants their home buying experience to be simple and stress free. While it may not always feel like it, lenders want the same thing. Here are some timely “do’s and the all important don’ts” to consider during the loan application process. While no single list can completely cover all loans, following these basic and important “DO’s” and “DON’Ts” during your home loan mortgage application process will help you close your loan faster, sleep better at night, avoid premature gray hair, and help your loan officer give you the best service possible. So please pay close attention to the do’s and don’ts below:

    Mortgage Do's and Don'ts

    HOMEBUYING DO’s

    DO Contact your insurance agent early in the process and get a quote. Give the agent your mortgage lender’s information.

    DO Promptly provide all documents (all pages, especially bank statements.. including blank pages) requested by your loan officer and processor to speed up your closing process.

    DO Make sure your employment, assets and personal information are correct on your loan application.

    DO Be prepared to explain/account for all non-payroll deposits into each account you intend to use towards your transaction.

    DO Respond promptly to any requests for information from your loan officer or processor. When you delay getting information quickly, your loan may not close on time.

    DO Continue to make all payments on time.

    HOMEBUYING DON’Ts

    Don’t Apply for any new credit of ANY kind. Do Not finance, co-sign or lease anything!! Probably the number deal killer!

    Don’t Make large deposits into your bank account. Your down payment should be seasoned, which means sitting in your bank account for at least 2 months prior to contract.

    Don’t have any additional credit checks or inquiries on your credit report.

    Don’t Raise red flags to the underwriters. Don’t co-sign on another person’s loan, or change your name and address.

    Don’t Make changes with your employment or income. DO NOT QUIT YOUR JOB!!

    Don’t Spend your down payment.

    You probably see a trend here with this list – the best rule is “Don’t Change Anything!” And always contact your loan officer FIRST…. ALWAYS!!!

    If you have any questions on the Home Buying Process, or other home loan financing questions, then just give us a call. 520-303-5620480-648-1733

    Joseph Small and his Team at Guild Mortgage Co. helps Tucson and Phoenix Homeowners and homebuyers with all their home mortgage loan needs. Give them a call today! Also proudly serving Sierra Vista, Green Valley, Sahuarita and Nogales Arizona.

    520-303-5620

    480-648-1733

    Arizona VA Home Loans

    Saturday, March 12th, 2016
     

    Arizona’s VA Home Loan Experts!

    Tucson, AZ – Thank you for visiting our Arizona VA home loan mortgage page. If you are Active Military or a Veteran living in Tucson, Phoenix, Sierra Vista, Yuma – or anywhere else in Arizona – looking to purchase a home or refinance your current VA loan, or just have questions about VA loans, then you have come to the right place!

    Joseph Small and team at Guild Mortgage Company, are very knowledgable with VA home loan financing, professional and use the latest in technology to help serve Arizona’s veterans.  So give Arizona’s VA home loan mortgage experts a call now! (520) 303-5620 or (480) 648-1733 and let’s get started.

    The Benefits of Using a VA Home Loan in Arizona

    Arizona VA loan FICO Scores
     

    VA Home Loan Features:

    Up to 100% financing available

    No monthly private mortgage insurance

    Seller concessions up to 4% of the reasonable value of the property

    Credit scores as low as 600 FICO in Arizona

    Must be a veteran, active duty or reserve member to be eligible

    Manufactured homes allowed (requires a 620 FICO score)

    Non traditional credit

    All loans are subject to underwriter final approval, terms and conditions may apply. Subject to change without notice. Always consult an Accountant or Tax Advisor for full eligibility requirements on tax deductions.

    Which one of these describes you best?


    Arizona VA Home Loans
    VA Home Loans
    VA home loans in Arizona
    VA Manufactured Home Loan
    Arizona USDA home loans
    VA Loan – Refinance

    “Thanks for serving our country….it means the world to us”!

     

    Top 5 Reasons to do business with the Joseph Small

    1. We make our living helping Veterans & Active Military in the Tucson, Phoenix and Sierra Vista area, as well as throughout Arizona… so you get straight talk & honest answers!
    2. Need answers to your many questions about VA mortgages?  …let us clear up all of the myths about purchasing with a VA loan!
    3. What about the rates and terms? We offer competitive VA mortgage rates and great terms – we also offer a variety of other home loan products, so we will find the right program for your needs!
    4. Don’t like being forgotten about or ignored? Our team is always available, get the personal service you deserve!
    5. You earned the right to use your VA benefits! We would be honored to help you….please give us the chance!

    So let us hear from you! Remember….it doesn’t cost a penny to talk…so call us right now and we will answer all your questions! Phoenix – (480) 648-1733 Tucson and Sierra Vista: (520) 303-5620  


    VA loans Tucson AZ

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    Joseph Small and team at Guild Mortgage Company – Arizona VA Home Loan Experts! – are your trusted source for all your VA home loans needs. Proudly serving Tucson, Phoenix, Yuma, Sierra Vista.