Conventional
3–5%MIN. DOWN · 3% FOR FIRST-TIME BUYERS
Fannie Mae and Freddie Mac rules. Mortgage insurance drops off once you reach 20% equity.
01
How people finance acreage
The same loans that buy a home in the suburbs can buy a ranchito, with a few extra lender rules about land, wells and septic.
FHA
3.5%MIN. DOWN · 580+ CREDIT TYPICAL
Pairs well with down payment assistance. The appraiser looks harder at wells, septic distance and condition.
VA
0%DOWN · WITH FULL ENTITLEMENT
No monthly mortgage insurance. Well water testing and septic certification are usually appraisal conditions.
USDA
0%DOWN · ELIGIBLE AREAS + INCOME LIMITS
A natural fit for acreage on the edges of the Valley. We check the address for eligibility first.
Jumbo
10–20%DOWN · LENDER-SPECIFIC
For loan amounts above the conforming limit. Expect stricter credit, more reserves and more paperwork.
Try it
When does a loan become jumbo?
It's the loan amount that matters, not the price. Slide the price and tap a down payment.
Try it: drag the slider
$650,000
Down payment
Down payment$22,750
Loan amount$627,250
At this down payment, jumbo starts at—
Conforming territory
2026 Maricopa County single-family limits: FHA $557,750 · conforming $832,750. Pinal County's FHA limit differs. VA has no loan cap with full entitlement. Limits reset every January, and a lender confirms your actual options.
Picture the porch, the corral, the sunsets.
Tell me what your acre home looks like and I'll go find it.
02
Sellers are still saying yes
Acreage usually takes longer to sell than a suburban tract home, and that gives buyers room to ask. Here's what sellers are agreeing to right now.
Repairs
Items found during inspection get fixed before closing or credited at close of escrow.
Closing cost help
Seller credits toward your closing costs mean less cash out of pocket on signing day.
Rate buydowns
Seller-paid points can lower your rate for the life of the loan or for the first couple of years.
Something creative
One big-ticket item the property actually needs, paid from the seller's proceeds at closing.
Big-ticket asks we've seen land:
New fencingCorral panelsWell pumpSeptic pumpingNew AC unitRoof repairWater softener / ROGravel driveway
Up nextInspections an acre home needs
03
Inspections an acre home needs
More systems means more inspections. Typical Greater Phoenix price ranges below; size, distance and access change the quote.
Septic transfer inspection
$400–800Arizona law requires it on every septic sale. Usually includes pumping the tank so it can be inspected.
*RequiredSeller pays
General home inspection
$400–700Roof, structure, electrical, plumbing, HVAC, appliances. Larger homes and guest houses cost more.
*RecommendedBuyer pays
Termite (WDIIR)
$75–150Wood-destroying insect report. Barns, wood corrals and sheds deserve a look too.
*RecommendedNegotiable
Well flow test
$300–600Measures gallons per minute and recovery over a few hours. Shows whether the well keeps up with your household and animals.
*RecommendedIf on a well
Water quality test
$150–350Bacteria, nitrates and arsenic at minimum. Many lenders require a passing bacteria test for wells.
*RecommendedIf on a well
Sewer scope
$150–300A camera down the sewer line checks for roots, cracks or sags. Only if the home is on city sewer.
*RecommendedIf on sewer
Survey / boundary stakes
$600–2,000+Confirms where your land actually ends. Price climbs with acreage and terrain.
*RecommendedBuyer pays
Pool, roof, HVAC specialists
$100–350 ea.Specialist eyes on big systems when the general inspector flags them or they're older.
*RecommendedAs needed
Where ranchito buyers usually start
Most ranchito buyers open with the General and Termite inspections, then add the others after reviewing those two results. That keeps early costs down and points your money where the house needs a closer look.
GeneralTermitethen add as needed →
*The septic rule, in plain English
Arizona's transfer-of-ownership inspection can't be waived by anyone: buyer, seller, agent or lender.
- The seller hires a qualified inspector within 6 months before closing. On the standard Arizona contract addendum, the seller pays for it.
- The seller gives you the Report of Inspection plus any permits and maintenance records they have.
- If repairs are needed, the addendum sets how much the seller covers. You can cancel if it isn't enough.
- Within 15 days after you close, you file the Notice of Transfer with ADEQ (currently $70 per parcel). I'll remind you.
04
What I help you uncover
The listing photos won't show you any of this. Tap each item to light it up on a typical one-acre parcel. Don't skip one; these are the surprises buyers miss.
Tap each item · 0 of 6 exploredSwipe for more →
05
Acreage 101
The things a suburban house never has, and that most first-time acreage buyers have never had to think about.
Tap each topic · 1 of 5 exploredSwipe for more →
Let me keep watch for your acre home.
Tell me your must-haves and I'll send matches the moment they hit the market. No pressure.