The Pima Tucson Homebuyer's Solution and Arizona's HOME Plus program both offer down payment assistance tied to your loan amount, up to 4% through HOME Plus and 2% to 5% through the Homebuyer's Solution (5% only with its EDGE rate buy-down). But they differ in repayment structure, income limits, and geographic eligibility. The right choice depends heavily on your situation. According to the Arizona Industrial Development Authority, HOME Plus is available statewide while the Pima Tucson program is exclusively for Pima County buyers.

Pima Tucson Lighthouse vs Home Plus Arizona: Which Is Better?

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 buying a home in Tucson and researching down payment assistance, you've probably come across two main programs: the Pima Tucson Lighthouse and Home Plus Arizona.

Both are legitimate programs that have helped thousands of buyers. But they're not identical, and one might be a better fit for your situation than the other.

Let's compare them side by side.

Quick Comparison Table

Feature	Pima Tucson Lighthouse	Home Plus Arizona
Assistance Amount	4% of the loan	Up to 4% of the loan (tiered)
First-Time Buyer Required	Yes	No
Minimum Credit Score	640 (exceptions apply)	Program floor; lenders may require more
Forgiveness	Grant after 5 years in the home	Forgivable option: in full at 60 months; non-forgivable option repaid
Administrator	Tucson & Pima County IDAs	Arizona IDA
Coverage Area	Pima County	All of Arizona
Availability	Only while a funding round is open	Year-round
Loan Types	Set in each round's guidelines	FHA, VA, USDA, Conventional

Now let's dig into what these differences actually mean for you.

Assistance Amount: Same Ceiling, Different Options

Both programs top out at 4% of your first-mortgage amount. Lighthouse is a flat 4%, while Home Plus is set in tiers (2%, 3% or 4% on FHA, VA and USDA loans; 3% or 4% on conventional HFA loans).

On a $340,000 first mortgage:

• Lighthouse (4%): $13,600
• Home Plus at its 4% tier: $13,600
• Difference at the top tier: none

So the choice usually turns on the other rules below, like first-time status and where you're buying, rather than the size of the check.

However, the specific amount you receive depends on your loan amount and the program option you choose. Not everyone gets the maximum.

First-Time Buyer Requirement

This is often the deciding factor.

Lighthouse: You must be a first-time buyer (haven't owned a home in the past 3 years).

Home Plus: Open to all buyers, whether it's your first home or your fifth.

If you're a first-time buyer: You qualify for both programs. You can choose based on other factors.

If you've owned before: Home Plus or the Pima Tucson Homebuyer's Solution is your option. Lighthouse isn't available to you.

Forgiveness Period

Lighthouse: The assistance converts to a grant once you've lived in the home for five years.

Home Plus: You choose between two options. The forgivable one is cleared in full once the loan reaches 60 months, with no partial forgiveness before then; the non-forgivable one is paid back. Arizona IDA also won't subordinate its lien for a refinance.

Lighthouse and the HOME Plus forgivable option work similarly: the DPA sits as a silent second mortgage with no monthly payments, and if you keep the home as your primary residence for the full forgiveness period, you never pay it back.

If you sell or refinance before the period ends, plan on repaying the assistance; with Home Plus that means the full amount, because nothing is forgiven early.

For most buyers who plan to stay in their home at least 5 years, this is a non-issue. Just weigh how likely a move or refinance is before the forgiveness clock runs out.

Administration and Process

Lighthouse comes from the Industrial Development Authorities of the City of Tucson and Pima County through the Pima Tucson Housing Innovation Hub. Home Plus is administered through the Arizona Industrial Development Authority (Arizona IDA).

Both are public development authorities. From a borrower's perspective, the process is similar:

1. Work with a lender that participates in the program (we'll confirm whether that can be our team for your loan)
2. Get pre-approved and confirm DPA eligibility
3. Complete homebuyer education
4. Find and purchase a home
5. DPA is applied at closing

The paperwork differs slightly between programs, but your lender handles most of that. You won't notice much difference in the experience.

Coverage Area

Lighthouse: Specifically for Pima County (Tucson, Oro Valley, Marana, Sahuarita, etc.)

Home Plus: Available statewide in Arizona

If you're definitely buying in Pima County, both work. If there's any chance you might look in Maricopa County or elsewhere in Arizona, Home Plus offers more flexibility.

Which Program Is Right for You?

Choose Lighthouse if:

• A funding round is open when you're ready to buy
• You're a first-time buyer
• You're definitely buying in Pima County
• You qualify for both and want to compare specific terms at application time

Choose Home Plus if:

• You've owned a home before (repeat buyer)
• You might consider properties outside Pima County
• You want loan types confirmed now (Lighthouse sets its eligible loan types round by round)

If You Qualify for Both:

Many first-time buyers in Tucson qualify for both programs. In this case, we typically look at your specific situation and run the numbers both ways to see which one gives you the better outcome.

Sometimes the differences in fees, rates, or terms make one clearly better than the other for a particular buyer.

Can You Use Both Programs?

No. You can only use one DPA program per transaction. You can't stack Lighthouse and Home Plus together.

The good news is that either program typically provides enough assistance to cover your down payment and at least some closing costs.

What About Other Programs?

There are other DPA programs in Arizona, including some offered by individual cities or targeted to specific occupations (teachers, first responders, etc.). For Tucson buyers, the ongoing options to compare first are the Pima Tucson Homebuyer's Solution and Home Plus, with Lighthouse added when a round is open.

We'll make sure you know about all your options when we review your situation.

Let's Figure Out Your Best Option

The best way to know which program is right for you is to talk through your specific situation. Your income, credit score, purchase price range, and timeline all factor into the decision.

Start with our qualifier quiz to see your preliminary eligibility, or give us a call at (480) 420-4918 to discuss which program makes the most sense for your Tucson home purchase.

You can also explore the details of all available DPA programs on our site.