Owner-financed homes in Arizona:
own it now
You can carry a house payment, and the bank still said no. We buy homes in Arizona and sell them to you with owner financing: the deed is recorded in your name at closing, and you make one monthly payment to us instead of a bank.
Deed in your name at closing · Title company and title insurance · Veteran and first responder owned
What the records show
- Under $200,00046
- $200,000 to $299,99986
- $300,000 to $399,999144
- $400,000 to $499,99987
- $500,000 to $749,999108
- $750,000 and up118
Maricopa County, September 2025 to August 2026, counted once per deed, companies and trusts included. Source: Maricopa County affidavits of value, residential sales, as loaded on October 12, 2026.
Denials and withdrawals: our count of the 2025 federal Home Mortgage Disclosure Act (HMDA) loan-level file, Arizona home-purchase loan applications, downloaded and read on October 19, 2026.
Who this is for
Maybe a bank said no, or you never asked because you knew the answer. This is for people in these six situations, each shown with the lender's rule that turned them away.
Dueño a dueño. Owner to owner. You buy the home straight from its owner, and you pay the owner each month instead of a bank. En español: usted le compra la casa directamente al dueño y cada mes le paga al dueño, no a un banco. La escritura se registra a su nombre al cierre.
- 01
You make good money. Your write-offs say otherwise.
A conventional lender counts the profit left on your Schedule C after your deductions and adds back five items. That is Fannie Mae's rule, not ours.
We look at what you bring in and what you can carry each month.
- 02
You are paid on a 1099, or had a gap last year.
If you qualify on more than one income and your employers changed, a conventional lender allows no gap longer than one month in the last twelve months.
A long employer list is not a reason to say no to you.
- 03
Bankruptcy, foreclosure or a bad year behind you.
As a rule, a foreclosure keeps you out of a conventional loan for seven years, and a Chapter 7 for four.
We care that you can make the payment now.
- 04
Money saved, score in the way.
A conventional lender underwriting by hand needs at least a 620 on a fixed-rate loan.
If you never applied because you knew the answer, or withdrew your application before the bank answered, this is still for you.
- 05
You pay taxes with an ITIN.
FHA requires a Social Security number from each borrower, with a few narrow employer exceptions, and an ITIN is not a Social Security number.
The deed goes in your name the same way it does for anyone else.
- 06
The bank said no to the house, not to you.
In Arizona in 2025, the property itself was the first reason given on 1,565 of the 11,691 home-purchase denials, by our count of the federal mortgage data.
The homes we sell do not go through a bank's appraisal.
Who it is not for: someone who cannot carry the monthly payment. If the payment is out of reach, we will say so.
The bank rules above are from the Fannie Mae Selling Guide (B3-3.6-03, B3-3.2-02, B3-5.3-07, B3-5.1-01) and HUD Handbook 4000.1 (II.A.1.b.ii(A)(1)), read on October 19, 2026. The Arizona denial count is our analysis of the same HMDA file, using the first-listed denial reason, downloaded and read on October 19, 2026.
How owning with us works
- 01
You tell us what you are looking for, and we contact you.
The price, the payment and the rest of the terms depend on you and on the home, so we work them out with you in that conversation rather than printing one set of numbers for everyone.
- 02
We agree on the home and the payment you can carry.
We look at your ability to pay, not only your score.
- 03
You read the paperwork before you sign.
Have your own attorney read it too. Closing runs through a title company with title insurance and an independent escrow.
- 04
At closing the deed is recorded in your name at the county recorder.
You can look it up yourself.
- 05
From then on you make one monthly payment to us.
If there is an existing loan on the home, it is disclosed to you in writing before you sign, and a servicer pays that loan out of your monthly payment.
When the home is yours
Nobody can decide not to renew you. There is no twelve-month lease with a question mark at the end of it. The kids keep their school. You paint the wall whatever color you want. The county's record carries your name, and the equity you build is yours, not a landlord's. That is what the deed in your name at closing means, and it is the reason people who could carry a payment for years are tired of carrying someone else's.
Who is behind this
Arizona Home Report is veteran and first responder owned and operated by HERO Real Estate Investors (HERO REI). Our founder, Bryce Henderson, is a real estate investor, veteran and paramedic. We buy homes in Arizona and sell them with owner financing, and every figure on these pages names where it comes from.
Questions, answered
Do I really own the home, or do I own it at the end?
You own it from closing. The deed is recorded in your name at the county recorder, and you can look the record up yourself. Arrangements where the seller keeps the deed until the last payment exist, and the Consumer Financial Protection Bureau has warned about them; that is not what we do.
What do you look at if not my credit score?
Whether you can carry the payment. Your income as it really arrives, what you have saved, and how you have paid for your housing so far. The score is part of the picture, not the whole of it.
I am self-employed and my returns show very little. Does that matter here?
It matters to a conventional lender, which starts from the profit after your deductions and adds back five items. That is Fannie Mae's rule. We ask what you actually bring in each month.
I had a bankruptcy. How long do I have to wait?
With us, there is no waiting period. A conventional lender usually waits four years after a Chapter 7 discharge, and FHA usually two. We care whether you can make the payment now.
I have an ITIN, not a Social Security number. Can I buy?
Yes. FHA requires a Social Security number from each borrower, with a few narrow employer exceptions, and an ITIN is not a Social Security number. We are not FHA. The deed goes in your name the same way it does for anyone else.
Do my payments help my credit?
They can. The loan servicer, the company that handles your monthly payment, reports your payments to the credit bureaus, so paying on time can help build your credit.
What are the terms?
Worked out with you after you send the form. They depend on you and the home, so there is no one set of terms to print.
What happens after I send the form?
You get a text from us within 5 minutes, day or night, and we talk through what you are looking for.
Lender rules in these answers: Fannie Mae Selling Guide B3-3.6-03 and B3-5.3-07; HUD Handbook 4000.1, II.A.1.b.ii(A)(1), II.A.4.b(F) and II.A.5.a(H). Read on October 19, 2026.