Retirement Moves, Second Homes and Downsizing.
Pillar Mortgage Group arranges home loans in Fountain Hills, from a retiree qualifying on savings to a second home with mountain views or a downsize that needs to close before the old house sells. We shop multiple wholesale lenders for asset depletion, second home, conventional and bridge loans, then keep you informed until the sale closes and the old house is behind you.
Facts checked November 8, 2026. Not a commitment to lend.
Maricopa County loan mix
77.3 / 15.6 / 7.1
Percent conventional, FHA and VA of Maricopa County 2024 home loans reported under HMDA
A planned town with an older, owner heavy population. Plan for these before you write an offer.
With 40.7% of residents 65 or older (Census). If you live on retirement accounts, Social Security, pensions and IRA distributions can count as income, and asset depletion can count the balances themselves.
A second home has to be for your own use, and conventional second home loans can go to 90% loan to value on eligible files (Fannie Mae). If you plan to rent it out, it may need to be financed as an investment property.
The $622,900 median home value (Census) is above the $557,750 Maricopa County FHA limit (HUD). FHA still fits condos and smaller homes; larger custom homes usually go conventional or, above $832,750 (FHFA), jumbo. A piggyback first and second loan is one way we structure around that line.
Incorporated in 1989 at 1,700 feet, Fountain Hills is built around its landmark fountain in a 23 acre downtown park, with McDowell Mountain Regional Park to the north (Arizona Commerce Authority).
Built in 1970, the fountain in Fountain Park goes off for 15 minutes every hour from 9 am to 9 pm over a 29 acre lake, as long as the wind stays calm (Town of Fountain Hills). At 560 feet it was the world's tallest fountain for decades, and the town became the 17th International Dark Sky Community (DarkSky International), a designation earned in 2018 (Town of Fountain Hills). Shopping for a winter home with a view of either one? We price second home financing side by side with conventional and jumbo so you can see the difference.
Led by the loans that fit how Fountain Hills buys. Every one is available in town.
Retired, or living on savings? Asset depletion qualifies you on liquid assets instead of a paycheck. A strong fit in a town where 40.7% of residents are 65 or older (Census).
Conventional second home financing can go up to 90% loan to value on eligible files (Fannie Mae), so 10% down. The home has to be for your own use.
Fountain Hills' median home value of $622,900 (Census) sits inside the $832,750 conforming limit (FHFA). Put 20% down and skip PMI.
Downsizing or moving up? Buy your Fountain Hills home before the current one sells with bridge financing. We quote your terms in writing.
Fountain Hills is home to 1,895 veterans (Census). With full entitlement there is no VA loan limit (VA), and the funding fee can be financed.
As little as 3.5% down with flexible credit, up to the 2026 Maricopa County FHA limit of $557,750 (HUD). A fit for condos and smaller homes.
Get the Arizona first time buyer checklist and a clear plan from pre-approval to keys.
Self employed? Qualify on deposits instead of tax returns. 660 minimum score, 10 to 25% down, up to $4 million.
Buying a rental? DSCR loans qualify on the property's rent, with ratios as low as 0.50 on eligible programs, and you can close in an LLC.
See the full monthly payment, including taxes, insurance, HOA and mortgage insurance. Your numbers stay in your browser.
Estimated monthly payment
Enter a rate
Down payment$0
Loan amount$0
Estimate only, not a quote or a commitment to lend. FHA figures use HUD's 1.75% upfront premium (financed) and HUD's annual premium by loan size and down payment (on 30 year loans, 0.50% or 0.55% for base loans of $726,200 or less and 0.70% or 0.75% above that; on 15 year loans, 0.15% or 0.40% for base loans of $726,200 or less and 0.15%, 0.40% or 0.65% above that); VA figures use VA's funding fee for first use (2.15% under 5% down, 1.5% at 5% to under 10%, 1.25% at 10% or more), financed. Conventional loans under 20% down usually carry PMI; enter your quote. Taxes and insurance vary by home.
Fountain Hills is highlighted. We lend everywhere in Arizona. Tap another city to open its guide.
Phoenix Metro
Fountain Hills
Maricopa County. You are on this guide.
Small towns and close neighbors, tap to open:
Map geometry: US Census Bureau cartographic boundary files. City points: GeoNames gazetteer. Interstates simplified.
Tell us the home and the plan, whether it is a retirement move, a second home or a downsize. A real person follows up with your options, usually the same day.
No commitment · Under 2 minutes
We will reach out shortly with your options.
Straight answers for buyers and homeowners in Fountain Hills.
Programs summarized; subject to lender guidelines, property and borrower eligibility. Not a commitment to lend.
Book a Free CallShopping the East and North Valley? We lend in every city around Fountain Hills and everywhere else in Arizona.
Primary sources, each checked November 8, 2026. Program terms come from Pillar Mortgage Group and are subject to change.
Reviewed by Pillar Mortgage Group. Last reviewed November 2026.
Pre-approval, a lender comparison and a straight answer on what you qualify for, for your Fountain Hills home or second home.
Pillar Mortgage Group, LLC is an Equal Housing Lender, doing business in accordance with the Fair Housing Act and Equal Credit Opportunity Act. Not a commitment to lend.
Company NMLS #2700076 | Arizona Mortgage Broker License MB-2009671 | View NMLS Consumer Access