No down payment. No monthly mortgage insurance, ever, which on the same house often runs a few hundred dollars a month cheaper than an FHA payment. The 2026 conforming limit used for VA in Maricopa and Pinal is $832,750, and with full entitlement you are not capped by it at all. There is a one-time funding fee rolled into the loan; your lender confirms the exact percentage for your situation.

The funding fee is waived if you receive VA compensation for a service-connected disability rated 10% or higher, if you are a surviving spouse receiving DIC, or if you are an active-duty Purple Heart recipient. Ask your lender to confirm your exemption in writing before closing. It is not always caught automatically, and it is real money.

3.5% down with a credit score of 580 or higher. Between 500 and 579 you can still qualify with 10% down. The 2026 FHA limit is $557,750 in both Maricopa and Pinal County, which covers most East Valley homes. The trade-off is mortgage insurance: on most FHA loans it stays for the life of the loan unless you refinance out of it later.

If you are VA eligible, it is almost always the stronger loan. No down payment and no monthly mortgage insurance is hard to beat. FHA is the answer when VA is not on the table and your credit or savings are still building. Either way, the loan decides what you can shop for, so settle it before you tour. I will connect you with a lender who handles VA files regularly, which matters more than most people realize.