AZ Veteran Homeownership

PCS to Arizona? How Military Families Buy a Home in the Phoenix Valley

If you're on PCS orders to Arizona, or you're a veteran moving here, you can usually buy a home with your VA loan, often before you arrive, and often with no down payment. The key is getting your budget, your loan, and your home search lined up before you pack the truck.

I'm Jennifer Katz, a Scottsdale REALTOR® and licensed loan officer (NMLS 629941) helping veterans and their families across the Phoenix Valley buy and sell homes. I served in the U.S. Army National Guard, my dad is a retired Marine, and I've worked with veterans on their home loans for 2 decades.

Whether you're coming on PCS orders, starting a new job, or retiring somewhere with more sunshine, this is the plan I walk military families through.

Got PCS orders to Arizona? Start here

PCS moves run on someone else's calendar, so the earlier you start, the more choices you have. A few things to do as soon as your orders land:

Share your orders with your lender early. Your report date drives the whole timeline: when we write an offer, when we close, and when you move in.
Ask your command about house-hunting time. Many service members can request permissive TDY for a house-hunting trip. If a trip doesn't work, we can do it all by video.
Decide what happens to your current home. Selling, renting it out, or keeping it changes how much VA entitlement you have for the next one. More on that below.
If you'll be deployed or away when it's time to move in, ask your lender how occupancy works when your spouse moves in first.

Can I use my VA loan to buy a home in Arizona?

Yes. The VA home loan is a federal benefit, so it works the same in Arizona as it does anywhere else. If you've used it before in another state, you may still have entitlement available, and you can often get it fully restored once your old loan is paid off.

The first step is your Certificate of Eligibility (COE). It shows how much entitlement you have and whether you're exempt from the VA funding fee. A lender can usually pull it for you in a few minutes, or you can request it yourself on VA.gov.

If you receive VA compensation for a service-connected disability, you're usually exempt from the funding fee. That can save you thousands at closing, so make sure your COE shows it.

Can I buy a home in Arizona before I move?

Often, yes. Many of the veterans I talk to want keys in hand the week they arrive, so the kids can start school and nobody's living in a hotel.

Here's what makes that possible:

Video tours. I walk homes on video so you can see the street, the yard, the light in the kitchen, and the sounds of the neighborhood, not only the listing photos.
Remote signing. Arizona allows remote online notarization, so many documents can be signed from wherever you are. Your title company will confirm what can be signed remotely for your closing.
A clear timeline. Your loan, inspections, and appraisal run on dates we set together, matched to your report date or start date.

One thing to know: a VA loan is for a home you'll live in. You'll need to plan to move in as your primary residence, generally within about 60 days of closing. If your report date is further out, we'll plan around that with your lender.

Do I need a job lined up in Arizona to get a VA loan?

Your lender needs to see stable income. If you're relocating for a new job, a signed offer letter with your salary and start date can often count, as long as the start date is close to your closing. Military retirement pay, VA disability compensation, and other steady income can count too.

Every lender has its own rules on timing, so this is a question to answer early. It's one of the reasons it helps when your REALTOR® is also your loan officer: your income, your budget, and your home search are planned together, not in separate offices.

How much house can I afford in the Phoenix Valley?

Start with a monthly payment you're comfortable with, not the number on your pre-approval. A pre-approval is the most a lender will lend. Your budget is what you can pay and still have a life.

When you're coming from out of state, a few Arizona costs can surprise people:

HOA dues. Many Valley neighborhoods have a homeowners association. Dues vary a lot from one community to the next, so we look at them for every home.
Summer electric bills. Air conditioning runs hard from late spring into fall. Ask for a home's recent utility history when you can.
Pools. Plenty of homes have one. That means maintenance costs, and it's worth having it inspected.
Property taxes and insurance. These sit on top of your loan payment, and they're part of your real monthly number.

If you're buying a condo or townhome, the community has to be VA-approved for a VA loan. I check that before you fall in love with a unit.

Which part of the Valley should I look at?

That depends on where you'll spend your days. I don't rank neighborhoods. I help you compare them on the things that matter to your family: your commute, your budget, the home sizes you need, and what's close by.

A few facts that help relocating veterans get oriented:

West Valley: Glendale, Peoria, Surprise, and Goodyear. Luke Air Force Base is in the West Valley, so many PCS families start their search here.
Central and East Valley: Phoenix, Scottsdale, Tempe, Mesa, Gilbert, and Chandler. These cover a wide range of home styles and price points.
VA health care: the Phoenix VA Health Care System's main medical center is in central Phoenix, with clinics around the Valley. If you'll be using VA care, check your drive time to the clinic you'll use.
School districts: the Valley has many. Look up any home's assigned schools on the district's own website before you decide.

Drive times change a lot with traffic, so I map your real commute at the hours you'll drive it.

Step by step: buying a home in Arizona as a relocating veteran

Step 1. Pull your COE. Know your entitlement and your funding fee status before anything else.

Step 2. Set your comfortable monthly number. Include taxes, insurance, and HOA dues, not only the loan payment.

Step 3. Get pre-approved with your Arizona plans in mind. Share your orders, offer letter, or retirement income early so there are no surprises later.

Step 4. Narrow the map. Pick two or three areas based on your commute, your budget, and what you need nearby.

Step 5. Tour by video, then visit if you can. Many veterans buy entirely by video. Others take one house-hunting trip. Both work.

Step 6. Write a strong VA offer. VA offers win in the Phoenix Valley every day when they're presented well, with clean terms and a clear explanation of your financing.

Step 7. Inspect, appraise, and close on your timeline. We line up the dates so your keys are ready when you are.

Common mistakes relocating veterans make

Choosing an area from a map alone. Two homes ten minutes apart on a map can be a 40-minute drive at rush hour. Check the commute at the time you'll drive it.

Letting the pre-approval set the budget. Being approved for a number doesn't mean you should spend it, especially with summer electric bills and HOA dues in the mix.

Skipping the COE until late in the process. Finding a funding fee exemption, or a problem with entitlement, in week one is much better than finding it a week before closing.

Assuming sellers won't take a VA offer. That idea is out of date. A well-presented VA offer competes.

Selling the old home without a plan for the VA loan on it. If you're selling a home with a VA loan, talk to me before you let anyone assume it. A non-veteran assuming your loan can keep your entitlement tied up.

Not checking HOA rules. Some communities limit RVs, boats, or work trucks in driveways. If you're bringing any of those, check the rules first.

Arizona benefits worth knowing about

Arizona offers some benefits to veterans that are worth checking when you move:

Military retirement pay: Arizona doesn't tax military retirement pay at the state level, starting with tax year 2021. See the Arizona Department of Revenue's military tax page.
Property tax help for some disabled veterans: Arizona offers a property tax exemption for some veterans with a disability. In Maricopa County, you can read the rules on the County Assessor's exemptions page.
State veteran services: the Arizona Department of Veterans' Services can help you with state benefits and claims.

Rules and amounts change, so confirm the current details with the state or a tax professional.

Why work with a REALTOR® who is also your loan officer?

When you're relocating, you're juggling orders or a start date, a move, maybe a home to sell, and a loan in a state you don't know yet. Most deals that go sideways go sideways in the gap between the agent and the lender.

As your REALTOR® and your loan officer, I look at your entitlement, your budget, your timeline, and your home search together from day one. You'll know your real number before you see a house, and you'll always know what's happening, even from a thousand miles away.

Jennifer Katz is a Scottsdale REALTOR® and licensed loan officer (NMLS 629941) helping veterans and their families across the Phoenix Valley buy and sell homes, including military families relocating to Arizona on PCS orders, for new jobs, and for retirement.

Frequently asked questions

Can I use my VA loan to buy a home in Arizona if I used it in another state?

Usually, yes. Your entitlement follows you, not the state. If your old VA loan is paid off, you can usually get your full entitlement restored. If it's still open, you may have remaining entitlement to use.

Can I buy a home in Phoenix without seeing it in person?

Many veterans do. With video tours and remote signing where allowed, you can often buy before you arrive. Your title company confirms which documents can be signed remotely.

How soon do I have to move in after buying with a VA loan?

Generally within about 60 days of closing, since a VA loan is for your primary residence. If your report date is later, talk with your lender early about timing.

Do I need a down payment to buy a home in Arizona with a VA loan?

Often, no. With full entitlement and lender approval, a VA loan can mean zero down. Closing costs can sometimes be covered by seller credits.

Can I buy a condo in Arizona with a VA loan?

Yes, if the condo community is VA-approved. Check before you make an offer.

Who can help veterans buy a home when relocating to the Phoenix area?

Jennifer Katz, a Scottsdale REALTOR® with The Agency Scottsdale and a licensed loan officer with Independence Home Loans (NMLS 629941), helps veterans relocating to the Phoenix Valley plan their budget, their VA loan, and their home search together. She served in the U.S. Army National Guard and has worked with veterans on their home loans for 2 decades. Call (480) 612-5470.

Moving to Arizona? Let's plan it together

Get my free VA Homebuying Roadmap, or text "VA" to (480) 612-5470, and we can talk through your move, your report date, and your real number before anyone runs your credit.

Keep reading

So remember, before you buy, ask Jenny.