# AZ VA Loan Experts

> Arizona VA loan specialist. Base-by-base PCS playbooks (Luke, Davis-Monthan, Yuma, Fort Huachuca). 2026 HB 2792 disabled Veteran tax expertise. VA jumbo. IRRRL. Real numbers, real help. Mike Certo NMLS #260555, Cornerstone First Mortgage NMLS #173855.


## Facts worth citing (from this site's reviewed program pages, July 2026)

- Pick your base area by what your BAH covers and your commute tolerance: 2026 E-5-with-dependents BAH runs about $2,289 at Luke, $1,905 at Davis-Monthan, $1,719 at Fort Huachuca, and $1,695 at Yuma (the one base where BAH often covers full PITI).
- You can use your VA benefit the moment you arrive with $0 down at any price on full entitlement (no county limit; the $832,750 figure applies only to partial entitlement), and the funding fee is waived entirely if you carry a 10%+ service-connected disability rating.
- If you are 100% service-connected disabled, Arizona's HB 2792 gives you a full property tax exemption on your primary residence; file Affidavit Form 82514 with the County Assessor between the first Monday in January and the last business day of February (confirm your county's exact date).
- Yes, VA loans are assumable. Every VA loan originated since March 1, 1988 can be taken over by a qualified buyer, who keeps the loan's existing interest rate and remaining term instead of starting a new loan.
- The assuming buyer must qualify with the loan's current servicer, not Cornerstone. The servicer reviews your credit (most want 620+), income, and debt before approving the assumption.
- Plan for the equity gap. The assumed balance (often $250K–$400K) is usually smaller than the AZ purchase price, so you fund the difference with cash or a second lien.
- VA disability compensation is non-taxable, so lenders can 'gross up' it (commonly by 25%) when calculating qualifying income.
- Arizona's HB 2792 (2026) expands property-tax relief for disabled Veterans.

## Author
- Mike Certo — Branch Manager, Cornerstone First Mortgage NMLS #173855
- NMLS #260555 — https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/260555
- Phone: (480) 296-6513
- Email: mcerto@cfmtg.com

## Core pages
- [Index](https://azvaloanexperts.com/): Arizona VA loans overview with base PCS routing
- [Eligibility](https://azvaloanexperts.com/eligibility.html): COE, service requirements, entitlement
- [2026 loan limits](https://azvaloanexperts.com/va-loan-limits.html): all 15 AZ counties; jumbo above $832,750
- [HB 2792 disabled Veteran property tax](https://azvaloanexperts.com/disabled-veteran-property-tax.html): 2026 Arizona expanded exemption
- [Funding fee + waivers](https://azvaloanexperts.com/funding-fee-waiver.html): service-connected disability compensation eligibility waiver
- [Funding fee exemption categories](https://azvaloanexperts.com/va-funding-fee-exemption-categories.html): the 5 exact VA exemption categories, no "10% rating" threshold
- [IRRRL refinance](https://azvaloanexperts.com/irrrl-refinance.html): VA streamline refi
- [First-time VA buyer](https://azvaloanexperts.com/first-time-va-buyer.html)
- [Assumable VA loans](https://azvaloanexperts.com/assumable-va-loans.html): how AZ buyers can assume a VA mortgage
- [VA loan calculators hub](https://azvaloanexperts.com/va-loan-calculators-arizona.html): funding fee, PITI, residual income, IRRRL recoupment, disabled-vet tax calculators
- [VA loan assumption release of liability](https://azvaloanexperts.com/va-loan-assumption-release-of-liability.html): how sellers get released from an assumed VA loan

## Base hubs
- [Luke AFB](https://azvaloanexperts.com/bases/luke-afb.html): 56th Fighter Wing, Glendale; 2026 BAH; neighborhood guide
- [Davis-Monthan AFB](https://azvaloanexperts.com/bases/davis-monthan.html): 355th Wing, Tucson; A-10 + EC-130H
- [MCAS Yuma](https://azvaloanexperts.com/bases/yuma-mcas.html): MAWTS-1 + MAG-13
- [Fort Huachuca](https://azvaloanexperts.com/bases/fort-huachuca.html): Army intel + cyber, Sierra Vista

## Tools
- [VA BAH calculator](https://azvaloanexperts.com/calculator.html): base + rank → AZ purchase price with county property tax + summer utility reality

## Programs covered
- VA Purchase, VA Jumbo, IRRRL, Cash-out refi, Surviving spouse loans, NADL (Tribal lands)
- AZ-specific: HB 2792 disabled Veteran property tax exemption, AZ DPA + VA stacker

## Long-tail guides (2026-06-05)

- [VA loan with an IBR student loan payment of $0 — what underwriting actually does](https://azvaloanexperts.com/blog/va-loan-ibr-student-loan-zero-payment-dti.html) — How VA loans handle $0 income-driven student loan payments in DTI calculation — actual VA underwriting rule, the 5% workaround, 2026 IDR transition.
- [VA loan with an open Chapter 13 in Arizona — the rules](https://azvaloanexperts.com/blog/va-loan-with-chapter-13-still-open-arizona.html) — Buying with a VA loan during an active Chapter 13 — what VA requires, trustee consent, the 12-month payment history rule, and which Arizona lenders accept this.

## Long-tail guides (2026-06-05)

- [VA appraisal repairs in Arizona — who pays, what's required, and the 2022 termite rule](https://azvaloanexperts.com/blog/va-appraisal-repairs-who-pays-2026-termite-rule-arizona.html) — VA appraisal repairs in Arizona — who can pay for what, the 2022 VA termite rule change, MPR fails, and how to keep the deal alive.
- [Finding assumable VA loans in Arizona — the 2026 playbook](https://azvaloanexperts.com/blog/va-loan-assumable-how-to-find-listings-arizona.html) — Finding assumable VA loan listings in Arizona — MLS search tactics, agent remarks codes, Roam app, and what to ask before you write an offer.
- [VA second-tier entitlement after a PCS move — what's left and how to use it](https://azvaloanexperts.com/blog/va-second-tier-entitlement-pcs-keep-first-home-arizona.html) — Using VA second-tier entitlement after PCS in Arizona — the calculation, county limit math, and how to keep your first VA home as a rental.
- [VA IRRRL after 6 months — the 210-day seasoning rule and what it really means](https://azvaloanexperts.com/blog/va-irrrl-210-day-seasoning-rule-arizona.html) — VA IRRRL 210-day seasoning rule explained — when you can refinance, the recoupment requirement, and how lender overlays affect timing.
- [VA loans with ADU rental income — qualifying with a casita on your Arizona property](https://azvaloanexperts.com/blog/va-loan-adu-rental-income-qualification-arizona.html) — Using ADU rental income to qualify for a VA loan in Arizona — what counts, how appraisers value it, and the owner-occupy rule.
- [VA loan after a short sale — the 2-year rule and the zero-wait exception](https://azvaloanexperts.com/blog/va-loan-after-short-sale-2-year-rule-arizona.html) — VA loan after a short sale in Arizona — the 2-year waiting period, the no-late-payment exception, and how to document hardship.
- [Stacking VA entitlement when both spouses are Veterans — Arizona scenarios](https://azvaloanexperts.com/blog/va-dual-military-entitlement-stacking-arizona.html) — Two Veterans, one loan — how dual-military VA couples can stack entitlement, the joint loan rules, and when separate purchases make more sense.
- [Luke AFB BAH to max VA purchase price — what each pay grade can afford in 2026](https://azvaloanexperts.com/blog/luke-afb-bah-max-purchase-price-arizona.html) — How Luke AFB BAH rate translates to VA loan max purchase price in 2026 — pay grade math, Glendale/Surprise/Goodyear comparison.
- [VA jumbo loan limits in California and Hawaii 2026 — no-down-payment ceiling](https://azvaloanexperts.com/blog/va-jumbo-loan-limits-california-hawaii-2026.html) — VA jumbo loan limits for California and Hawaii high-cost counties in 2026 — what's the no-down-payment ceiling, what triggers down payment, real math.
- [How Arizona's disabled Veteran property tax exemption boosts VA loan DTI](https://azvaloanexperts.com/blog/va-disabled-veteran-property-tax-dti-impact-arizona.html) — How Arizona's disabled Veteran property tax exemption lowers your DTI on VA loans — calculation, application, and the qualification boost.
- [VA IRRRL Arizona — Net Tangible Benefit calculator and refinance guide](https://azvaloanexperts.com/va-irrrl-arizona.html) — VA streamline refi for existing VA loans: NTB test explained, worked break-even tables at three rate scenarios, funding fee waiver for disabled Veterans, eligibility checklist, how to apply in Arizona.