Tucson Welcome Home Program: The Complete 2026 Guide
Zero down payment. No PMI. Here's exactly how the credit-union program works, who qualifies, and how it stacks up against Tucson down payment assistance.
By the Cook Brothers Mortgage Team · Updated July 8, 2026
The Tucson Welcome Home Program is a zero-down home loan program for first-time buyers in Pima County, Arizona. Launched in late 2024 by six Tucson-area credit unions and the GoWest Foundation with roughly $30 million in committed funding, it offers eligible buyers 100% financing on a fixed-rate first mortgage with no private mortgage insurance (PMI). To qualify, you generally need to be a first-time home buyer with a credit score around 660+, two years of steady income, and household income under the program's Pima County limit. Loans are available only through participating credit unions — Pima Federal, Tucson Federal, and Vantage West — not through outside lenders.
If you've heard about the “Tucson Welcome Home Program” and wondered whether it's real, whether you'd qualify, or whether it beats traditional Tucson down payment assistance, this guide covers all of it — the mechanics, the fine print, and how it compares to the DPA programs we work with every day.
Tucson Welcome Home Program at a Glance
| Program type | Zero-down (100% financing) fixed-rate first mortgage |
|---|---|
| Down payment | None required for eligible borrowers |
| Mortgage insurance | Not required (no PMI) |
| Who it’s for | First-time home buyers |
| Minimum credit score | About 660 for 100% financing (confirm with lender) |
| Income limit | Tied to Pima County AMI — roughly $139,720/yr per credit unions (verify current figure) |
| Employment | 2+ years of employment or consistent income |
| Eligible area | Pima County, Arizona only |
| Eligible homes | Single-family, townhome, or 1-unit residence (primary residence) |
| Offered by | Six Tucson-area credit unions with the GoWest Foundation |
Program terms are set by the participating credit unions and can change as funding and Pima County area median income update. Always confirm current figures directly with a participating credit union.
How the Welcome Home Program Works
Most first-time buyers in Tucson get stuck on the same two hurdles: saving a down payment while paying Tucson rents, and the extra monthly cost of mortgage insurance on low-down-payment loans. Welcome Home was built by local credit unions to remove both at once.
Instead of pairing a standard mortgage with a grant or second lien, the program simply finances 100% of the purchase price on a single fixed-rate first mortgage. You bring no down payment. And unlike nearly every other low-down-payment option, the credit unions state that mortgage insurance is not required — which normally adds a meaningful monthly cost on loans with less than 20% down.
The trade-off is straightforward: because you're borrowing the full purchase price, your loan balance — and therefore your monthly principal-and-interest payment — is larger than it would be with a down payment or with forgivable down payment assistance covering part of the cost. You also start with little to no equity, so home-price movement matters more in the early years. Whether that trade is worth it depends on your budget and how long you plan to stay put.
The program launched publicly in the fall of 2024 with about $30 million in mortgage funding committed by the participating credit unions, coordinated through the GoWest Foundation. It's a private, locally funded initiative — not a federal, state, or city government program — which is why you apply through a credit union rather than a housing agency.
Who Qualifies: Eligibility Requirements
Published criteria from the participating credit unions include all of the following:
First-time home buyer. You must be a first-time buyer. Housing programs commonly treat anyone who hasn’t owned a home in the past three years as first-time — confirm how your credit union applies the definition.
Credit score around 660+. A minimum FICO score of about 660 has been published for 100% financing. Each credit union underwrites its own loans.
Two years of steady income. You need to be employed, or have a consistent income source, for at least the past two years.
Household income under the Pima County limit. Total yearly household income must fall at or below the program cap, which is tied to Pima County area median income — about $134,500 at launch and near $139,720 per credit union listings since. Verify the current figure.
Pima County property. The home must be located in Pima County: Tucson, Oro Valley, Marana, Sahuarita, Vail, Green Valley, and surrounding communities.
Eligible property type. Single-family homes, townhomes, and attached or detached one-unit residences qualify, as your primary residence.
Credit union membership. You must become a member of the participating credit union that funds your loan.
Understanding the Income Limits
Welcome Home's income cap is pegged to Pima County area median income (AMI), the same yardstick most housing programs use. When the program launched, materials cited a limit of $134,500 in total yearly household income; credit union pages have since listed figures near $139,720 as AMI updated. The number moves, so treat any figure you read — including this one — as a starting point and confirm the current limit with the credit union before you apply.
Two details matter here. First, the limit applies to total household income, not just the borrower on the loan — the same way most Tucson DPA income limits work. Second, that cap is generous by Tucson standards: a large share of working households in Pima County fall under it, so don't assume you earn too much without checking.
You can look up how your income compares to the area median using Fannie Mae's AMI lookup tool, which the program itself points applicants to.
Participating Credit Unions
Six Tucson-area credit unions run the program together. Three originate the loans; three promote the program and refer buyers.
Lending credit unions
Promoting & referring
- Hughes Federal Credit Union
- Pyramid Federal Credit Union
- Tucson Old Pueblo Credit Union
Full transparency: the Cook Brothers Mortgage Team at Cornerstone First Mortgage is not a participating lender in the Welcome Home Program — it's only available through the credit unions above. We publish this guide because Tucson buyers ask us about it constantly, and because the right answer for you might be Welcome Home, or it might be a down payment assistance program we do offer. We'll tell you which, honestly.
How to Apply, Step by Step
- 1
Confirm you fit the basics
First-time buyer, roughly 660+ credit score, two years of steady income, household income under the Pima County limit, and a home search focused on Pima County.
- 2
Pick a lending credit union and join
Welcome Home loans are originated by Pima Federal, Tucson Federal, and Vantage West credit unions. Membership is required, and each sets its own terms within the program.
- 3
Get pre-approved
The credit union verifies income, employment, and credit, then issues a pre-approval so you know your price range before you shop.
- 4
Shop in Pima County and close
Find a single-family home, townhome, or one-unit residence in Pima County. Because there’s no down payment, plan mainly for closing costs, inspections, and reserves.
The participating credit unions also run free homebuyer education workshops on budgeting, credit, and the realities of ownership — worth attending even if you end up using a different program, and similar to the homebuyer education course Arizona DPA programs require.
Welcome Home vs. Tucson Down Payment Assistance
Welcome Home isn't the only way to buy in Tucson with little or nothing down. Here's how it compares to the two big Tucson-area DPA programs, Pima Tucson Lighthouse and Home Plus Arizona:
| Feature | Welcome Home | Pima Tucson Lighthouse | Home Plus Arizona |
|---|---|---|---|
| Structure | 100% financing first mortgage | First mortgage + forgivable second lien | First mortgage + forgivable second lien |
| Down payment covered | No down payment required | Up to 4% of loan amount in assistance | Up to 5% of loan amount in assistance |
| Repayment of assistance | Full amount repaid via monthly mortgage payment | Forgiven after required occupancy period | Forgiven after required occupancy period |
| Mortgage insurance | Not required | Depends on loan type (FHA/VA/Conventional) | Depends on loan type |
| First-time buyer required | Yes | Yes (3-year rule) | No — repeat buyers allowed |
| Minimum credit score | ~660 | 640 | 640 |
| Eligible area | Pima County only | Pima County | Statewide (Arizona) |
| Where to get it | Participating credit unions only | Approved lenders (including our team) | Approved lenders (including our team) |
The short version: Welcome Home wins on monthly PMI savings and simplicity if you clear its 660 credit bar and first-time-buyer test — but you repay every dollar. DPA programs win on assistance you may never repay (the second lien is forgiven after the required occupancy period) and on flexibility for repeat buyers and 640 credit scores. Run both against your actual budget with our DPA calculator before deciding.
Tucson Welcome Home Program: FAQs
What is the Tucson Welcome Home Program?
The Tucson Welcome Home Program is a zero-down home loan initiative launched in late 2024 by six Tucson-area credit unions together with the GoWest Foundation. It offers eligible first-time home buyers 100% financing on a fixed-rate first mortgage with no private mortgage insurance (PMI) required, for homes purchased in Pima County, Arizona. It is a mortgage program offered directly by the participating credit unions, not a government grant.
Is the Tucson Welcome Home Program a grant or a loan?
It is a loan, not a grant. Welcome Home removes the down payment barrier by financing 100% of the purchase price on the first mortgage, so you repay the full amount through your regular monthly mortgage payment. That is different from Tucson down payment assistance programs like Pima Tucson Lighthouse or Home Plus Arizona, which layer a forgivable second lien on top of a standard first mortgage.
Who qualifies for the Tucson Welcome Home Program?
Published program criteria include: first-time home buyer status, a minimum credit score of about 660 for 100% financing, at least two years of employment or consistent income, household income at or below the program limit tied to Pima County area median income, and a purchase property located in Pima County. The home must be a single-family home, townhome, or attached/detached one-unit residence used as your primary residence. Each participating credit union makes its own approval decision, so confirm current requirements with the lender.
What are the income limits for the Tucson Welcome Home Program?
The income cap is tied to Pima County area median income (AMI) and adjusts over time. At launch in 2024 the limit was published as $134,500 in total yearly household income, and participating credit unions have since listed figures near $139,720. Because the limit changes as AMI updates, always confirm the current number directly with a participating credit union before applying.
Which credit unions offer the Tucson Welcome Home Program?
Three credit unions originate Welcome Home loans: Pima Federal Credit Union, Tucson Federal Credit Union, and Vantage West Credit Union. Three more promote the program and refer buyers: Hughes Federal Credit Union, Pyramid Federal Credit Union, and Tucson Old Pueblo Credit Union. You must become a member of the credit union you borrow from.
Does the Tucson Welcome Home Program require PMI?
No. Participating credit unions state that mortgage insurance is not required, even at 100% financing. That is unusual — most low-down-payment loans require monthly mortgage insurance — and it is one of the biggest advantages of the program for buyers who qualify.
What credit score do I need for the Welcome Home Program?
Participating credit unions have published a minimum FICO score of 660 for 100% financing. If your score is below that, you may still have options: most Tucson down payment assistance programs, such as Pima Tucson Lighthouse and Home Plus Arizona, work with scores starting around 640, and some national options go lower.
Can I use the Welcome Home Program outside Tucson?
The purchase property must be located in Pima County, Arizona. That includes Tucson plus surrounding communities such as Oro Valley, Marana, Sahuarita, Vail, Green Valley, and Catalina Foothills. Homes outside Pima County are not eligible, though other Arizona programs like Home Plus cover the rest of the state.
How is Welcome Home different from down payment assistance?
Welcome Home is a 100% financing first mortgage — you borrow the entire purchase price from one lender and repay it monthly, with no PMI. Down payment assistance (DPA) programs like Pima Tucson Lighthouse (up to 4%) and Home Plus Arizona (up to 5%) instead pair a standard first mortgage with a forgivable second lien that covers your down payment and closing costs and can be forgiven after you stay in the home for the required period. Which is better depends on your income, credit score, monthly budget, and how long you plan to stay — comparing both side by side is worth doing before you commit.
How do I apply for the Tucson Welcome Home Program?
Apply directly with one of the lending credit unions: Pima Federal Credit Union, Tucson Federal Credit Union, or Vantage West Credit Union. The typical path is: confirm you meet the first-time buyer, income, and credit criteria; join the credit union as a member; complete a pre-approval; shop for a Pima County home within your approved amount; then close. The credit unions also offer homebuyer education workshops covering budgeting and the responsibilities of ownership.
Is the Tucson Welcome Home Program still available in 2026?
Yes — participating credit unions continue to advertise the program as of 2026. The initiative launched with roughly $30 million in committed mortgage funding, and availability depends on remaining funds and each credit union’s lending capacity. Because funding-based programs can pause or change, verify current availability with a participating credit union before making plans around it.
What if I don’t qualify for the Welcome Home Program?
You still have strong options in Tucson. Pima Tucson Lighthouse offers up to 4% in forgivable down payment assistance, Home Plus Arizona offers up to 5% and accepts repeat buyers with more generous income limits, and FHA, VA, and USDA loans each reduce or eliminate the down payment for eligible buyers. The Cook Brothers Mortgage Team can check which Tucson programs fit your situation in about 60 seconds with our free eligibility quiz.
Not Sure Which Tucson Program Fits You?
Take our free 60-second quiz and we'll map your income, credit, and goals against every Tucson-area option — including whether Welcome Home is worth pursuing. No credit check, no obligation.
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