Pima Tucson Lighthouse is a first-time buyer program from the Industrial Development Authorities of the City of Tucson and Pima County that adds 4% down payment assistance to a first mortgage, released in limited funding rounds. Between rounds, Tucson buyers can use the Pima Tucson Homebuyer's Solution, which offers 2% to 5% of the loan (5% only with its EDGE rate buy-down) as deferred assistance, or statewide HOME Plus.

Pima Tucson Lighthouse Program: Complete 2026 Guide

Lighthouse availability: Pima Tucson Lighthouse is released in limited funding rounds that close once the money is committed. When we checked the Pima Tucson Housing Innovation Hub in October 2026, it listed the latest round as closed. Lighthouse details in this article describe how the program works when a round is open, and each round's lender guidelines set its eligible loan types. Ask us whether a round is open before you plan around it; the Pima Tucson Homebuyer's Solution and Home Plus Arizona remain available in the meantime.

If you're a first-time home buyer in Tucson and the down payment feels like the biggest hurdle standing between you and homeownership, you're not alone. That's exactly why programs like the Pima Tucson Lighthouse exist.

When a funding round is open, Lighthouse offers 4% of your loan amount toward your down payment or closing costs. If you stay in the home for five years, you don't have to pay it back. It's forgiven.

Let me walk you through everything you need to know.

What Is the Pima Tucson Lighthouse Program?

The Pima Tucson Lighthouse is a down payment assistance (DPA) program from the Industrial Development Authorities of the City of Tucson and Pima County, offered through the Pima Tucson Housing Innovation Hub. It's designed specifically for first-time home buyers purchasing in Pima County, which includes Tucson, Oro Valley, Marana, Sahuarita, and surrounding areas.

The program provides a forgivable second lien, meaning you receive the funds as a silent second mortgage that doesn't require monthly payments. As long as you meet the forgiveness requirements, the balance eventually drops to zero.

How Much Assistance Can You Get?

The Lighthouse program provides up to 4% of your first mortgage amount for down payment and closing costs.

Because the assistance is figured on the first mortgage rather than the sales price, here's how 4% scales with the loan:

First Mortgage Amount	Lighthouse Assistance (4%)
$290,000	$11,600
$340,000	$13,600
$390,000	$15,600

For a lot of Pima County renters, a five-figure boost like that is the gap between another lease renewal and a set of keys.

Eligibility Requirements

To qualify for the Pima Tucson Lighthouse program, you'll need to meet these criteria:

First-Time Buyer Status

You must be a first-time home buyer, which means you haven't owned a home in the past three years. If you owned a home previously but it's been more than three years since you sold it, you qualify as a first-time buyer again.

Credit Score

You'll need a minimum credit score of 640 (the program page notes that exceptions apply). This applies to all borrowers on the loan. If you're buying with a spouse or co-borrower, both scores need to hit that mark.

Income Limits

Your household income must fall within the program's limits, which are based on your county and household size. For Pima County in 2026, these limits are updated periodically, so we'll verify your specific situation when you reach out.

Property Requirements

The home must be your primary residence, and it needs to be located in Pima County. Single-family homes, townhomes, and condos are typically eligible.

How the Forgiveness Works

This is where the Lighthouse program really shines. The DPA is structured as a forgivable loan that converts to a grant once you've lived in the home for five years.

Here's how it works:

• You receive the DPA funds at closing
• No monthly payments are required on this second lien
• As long as you live in the home as your primary residence for the required period, the loan is forgiven incrementally
• If you sell or refinance before the forgiveness period ends, you repay the remaining balance

If you expect to stay past the forgiveness period, you'll likely never repay any of it. If a move could come sooner, build the possible payback into your plans before you sign.

The Application Process

Getting approved for the Lighthouse program isn't complicated, but there are specific steps:

Step 1: Get Pre-Qualified Before anything else, you'll want to talk with a lender who participates in the Lighthouse program. Not every lender offers this, so working with someone who knows the program inside and out matters. You can start by taking our quick qualifier quiz to see if you're likely to qualify.

Step 2: Complete Homebuyer Education The program requires you to complete a HUD-approved homebuyer education course. This is typically an online class that takes a few hours. It covers the basics of buying a home, maintaining your mortgage, and financial literacy.

Step 3: Find Your Home With your pre-approval in hand, you'll work with a real estate agent to find a home in Pima County that fits your budget and needs.

Step 4: Submit Your Full Application Once you're under contract, your lender will submit your complete loan application, and the Lighthouse assistance goes through the program's own review before final approval.

Step 5: Close on Your Home At closing, the DPA funds are applied directly to your down payment and/or closing costs.

Who Should Consider the Lighthouse Program?

The Lighthouse program is ideal for:

• First-time buyers who have steady income but haven't saved a large down payment
• Buyers who want to keep cash reserves for moving expenses, furniture, or emergencies
• Anyone who plans to stay in their home for at least five years

If you're in one of these situations, the Lighthouse program could be exactly what you need to make homeownership a reality.

Common Questions About the Lighthouse Program

Can I combine Lighthouse with other programs? Each Lighthouse round's lender guidelines set which first-mortgage types it accepts, so we confirm them when a round opens. You typically can't stack multiple DPA programs together.

What happens if I have to move before the forgiveness period ends? You'd repay the remaining balance from the proceeds of your home sale. The good news is that if your home has appreciated, this usually isn't a problem.

Is there a maximum purchase price? Yes. The Housing Innovation Hub lists purchase-price limits that vary by property type, and each round publishes its own figures, so check the limits for the round you're applying under.

Ready to See If You Qualify?

The simplest way to find out whether Pima Tucson Lighthouse could work for you is to talk it through with a licensed loan officer. We can check your details against the current round's published rules, tell you whether another Pima County option fits better in the meantime, and confirm whether the program can be paired with a loan through our team.

Take our 60-second qualifier quiz to get a quick sense of your eligibility, or check out all available DPA programs in the Tucson area.

Have questions? Give us a call at (480) 420-4918. We're happy to walk you through your options and help you find the path to homeownership that works best for your situation.