Pima Tucson Lighthouse Program: Complete 2026 Guide

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.

The Lighthouse program offers up to 4% of your loan amount toward your down payment or closing costs. And here's the part that gets people excited: if you stay in the home for the required period, 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 administered through Arizona Housing. 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.

Here's what that looks like in real numbers:

Purchase Price	First Mortgage	DPA Amount (4%)
$300,000	$290,550	$11,622
$350,000	$338,975	$13,559
$400,000	$387,400	$15,496

That's real money that can make the difference between renting for another year and getting into your own home.

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. 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, typically over a 3 to 5 year period.

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

For most buyers who plan to stay in their home at least 5 years (which is typical for first-time buyers), this is essentially free money.

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 Arizona Housing 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 including the DPA request to Arizona Housing for 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 3-5 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? The Lighthouse program works with FHA, VA, and conventional loan types. However, 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, there are purchase price limits that vary by county and are updated periodically. For most homes in Pima County, these limits are high enough to cover typical starter homes.

Ready to See If You Qualify?

The best way to find out if the Pima Tucson Lighthouse program is right for you is to talk with someone who works with it daily. We've helped hundreds of Tucson buyers navigate this program successfully.

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.