Buckeye remains the fastest-growing city in the nation for three straight years, swelling to an estimated 110,000 residents as of spring 2024. Builders pulled 2,400 single-family permits last year—second only to Mesa county-wide—and resale supply sits at 1.9 months, well below the balanced 6-month mark. Entry-level inventory is tightening: homes under $400,000 now account for only 28% of active listings, down from 42% in 2022. The sweet spot for move-up buyers sits between $425,000 and $525,000, where you’ll find 2,300-sq-ft four-bedrooms in Verrado’s Heritage District or Sundance’s lake lots. Investors have cooled slightly, so owner-occupants have a window before interest-rate drops re-ignite bidding wars.

• Median days on market: 17 (April 2024)
• Average list-to-sale ratio: 99.1%
• Share of cash offers: 18% (down from 27% last year)
• Projected appreciation: 5–7% for 2024 (Arizona Regional MLS)

Verrado—Historic Main Street, highly rated schools, and 70+ community events a year. Prices start around $450,000 for vintage bungalows and climb past $800,000 for custom homes on the golf course. Sundance—Larger lots (0.2–0.3 acres), no HOA in older sections, and easy access to the I-10 at Watson. Expect mid-$400s for 2,000-sq-ft blocks built after 2005. Tartesso—Master-planned desert community with 20 miles of trails and a $7 million recreation center opening 2025. New construction from the high-$300s; great for bank-statement borrowers. Douglas Ranch—Bill Gates-backed 80,000-home megaproject now breaking ground. Early buyers can lock today’s base prices and ride five years of infrastructure appreciation. West Park—Established family pocket east of the hospital, zoned for top-rated Inca and Liberty Elementary, with resale prices hovering $50,000 below new builds.

Combine these layers to walk into a Buckeye home with little or no cash:

• Home Plus—3% or 5% grant forgiven after 36 months of on-time payments. Credit score minimum 640 for conventional, 580 for FHA.
• Arizona Down Payment Assistance (DPA)—up to $15,000 silent second at 0% for 36 months; converts to a grant if you stay through year five.
• Buckeye Home-Buyer Solution—$5,000 forgivable grant for households earning ≤120% AMI; can be stacked with Home Plus.
• USDA Rural—While Buckeye’s core is no longer eligible, the outer corridors of Tartesso Road and 309th Avenue still qualify for 100% financing at competitive 30-year fixed rates.
• NMHL Flex-100—Our in-house 100% LTV conventional for FICO ≥700 and DTI ≤43%; no PMI required and we pay the first $500 of appraisal.

Because Buckeye’s economy is driven by logistics (Amazon, UPS, Dollar Tree DC) and small construction firms, many buyers write off income or pull 1099 wages. NMHL’s Bank-Statement Advantage uses 12 or 24 months of personal or business statements to calculate qualifying income—no tax returns required. We go down to a 620 score on loans up to $1.5 million with 10% down. For credit dings, our Fresh-Start portfolio allows one 30-day late within 12 months and ignores medical collections under $2,000. If you’re coming out of a Chapter 13, we can finance one day after discharge with 20% down or 10% plus a 700 score. Buckeye investors with up to four financed properties can use our DSCR Express loan that qualifies on rental cash flow alone—no personal income docs.

Buyers migrating from California or Washington are pleasantly surprised: total state and county property tax on a $425,000 Buckeye home averages 0.87%, or about $310/mo. Arizona is a non-disclosure state, so assessed value resets at purchase price but can only rise 5% annually under Prop 117. Homeowner’s insurance runs higher because of desert monsoon and hail risk—budget $1,400–$1,900 a year and be prepared for a 2% wind/hail deductible. Closing costs in Buckeye typically total 1.8–2.2% of price (excluding lender fees). On a $400,000 FHA deal you’d need roughly $4,300 for title/escrow, $675 for inspection, $500 for appraisal, plus prepaid taxes and insurance. NMHL’s Zero-Plus promotion currently credits up to $3,500 of those costs on any FHA or VA loan bound for Maricopa County.

We live, shop, and volunteer here—our loan officers coach Verrado Little League and host quarterly homebuyer workshops at the Buckeye Civic Center. That local pulse lets us flag builder incentives 48 hours before they’re published and match you with appraisers who know the difference between Verrado’s custom builds and production product. We underwrite in Scottsdale, not some national hub, so when a question arises we walk three desks over to resolve it instead of waiting on an out-of-state email chain. Last year 96% of our Buckeye purchase clients closed on or before contract date, compared with 74% market-wide. We also service 78% of the loans we originate, so the person helping you buy is likely the same team you’ll call for a future refinance or HELOC. Ready to see what you qualify for in Sundance, Tartesso, or anywhere between the White Tanks and the Hassayampa? Tap Get Pre-Approved or call 623-555-NMHL and we’ll have your full underwritten letter in 24 hours.