Quick reference

Seller concessions, occupancy, and this market’s loan limits — the numbers to quote on a listing before you promise a credit.

On the contract

Max seller concession

Price and occupancy in, max seller credit out. Conventional follows Fannie / Freddie interested-party limits. FHA and USDA are 6%. VA is 4% plus room for discount points.

Purchase price

Down payment

Loan type

Occupancy

LTV: 95.0%
Max concession: $13,500

Primary or second home, LTV over 90%

Cheat sheet

Seller concessions by program

Program	Occupancy	LTV	Max
Conventional	Primary / second	> 90%	3%
Conventional	Primary / second	75.01–90%	6%
Conventional	Primary / second	≤ 75%	9%
Conventional	Investment	Any	2%
FHA	Primary	Any	6%
VA	Primary	Any	4% + up to 2% in discount points
USDA	Primary	Any	6%

Conventional percents are Fannie Mae / Freddie Mac interested-party contributions, of the lesser of sale price or appraised value. Amounts above the cap are treated as sales concessions and reduce the price for LTV. VA’s 4% covers items like the funding fee, prepaids, and debt payoff; reasonable discount points to buy the rate down sit on top, typically up to another 2%.

This market · 2026

Loan limits

Conventional / VA 1-unit (conforming): $832,750
FHA 1-unit Maricopa / Pinal (2026): $557,750
FHA 1-unit floor (other AZ counties): $541,287
FHA 1-unit Coconino (highest in AZ): $609,500

VA follows the conforming limit on most loans. Jumbo VA exists with some lenders. FHA is the 1-unit cap — 2–4 units go higher.

Which loan

Quick tells

Conventional. 3% down primary. DTI to 50%. PMI above 80% LTV. Occupancy changes the concession cap — investment is always 2%.
FHA. 3.5% down. 46.9 / 56.99 DTI. MIP for the life of most loans. Weaker credit or a stretched DTI is why it still wins, including 80% cash-out.
VA. $0 down, no monthly MI, DTI to 65% plus residual. Concessions 4% + points. Cash-out can go to 100% with some lenders.
USDA. Location-restricted. Metro Phoenix almost never maps in. 6% concessions when it does.