Arizona has a large veteran population and military bases near Tucson, Yuma and Phoenix, and VA loans are a common way to buy here with no down payment.
VA residual income in Arizona
VA puts Arizona in its West region. The money left each month after taxes, the housing payment, upkeep and debts must be at least:
| Household | Minimum a month |
|---|---|
| 1 person | $491 |
| 2 people | $823 |
| 3 people | $990 |
| 4 people | $1,117 |
| 5 people | $1,158 |
For loans of $80,000 or more; a lower table applies below that, and households over five add $80 a person. Source: 38 CFR 36.4340(e). The VA affordability calculator applies it to your numbers.
What is different in Arizona
- VA’s residual income test uses the West region figures for Arizona (table below).
- Active-duty members and retirees who use a nearby base’s facilities, such as Davis-Monthan or Luke, get a 5% reduction in the residual income minimum.
- Arizona offers a property tax exemption for some disabled veterans, with limits on the value and the veteran’s income.
- As a community property state, Arizona counts a non-borrowing spouse’s debts for VA.
Questions
Is there a VA loan limit in Arizona?
Not with full entitlement. With partial entitlement, the $832,750 conforming limit in every Arizona county sets how much VA guarantees.
Do VA loans work for Arizona manufactured homes?
Yes, when the home is on a permanent foundation, titled as real property with the land, and meets VA’s property requirements.
Does living near a base change VA qualifying?
It can. If you’re active duty or retired and use the base’s commissary and other facilities, VA lowers the residual income you need by 5%.
Related
VA loans in other states: California, Florida, Ohio. All of Arizona: mortgage loans in Arizona.
