Glendale remains one of Maricopa County’s tightest sub-markets, with only 430 active listings for a population of 248 k. Homes under $400 k receive offers within 3.2 days, often 4 %–6 % above list. New construction is concentrated in the west side master-plans—Vistancia, Easton, and Sterling Grove—where builders like Pulte and Taylor Morrison are selling 2,400 sq ft homes from $480 k before incentives. Because the city is land-locked on the east by Phoenix and on the south by the Gila River Reservation, developable lots are scarce, supporting long-term price stability.

Property taxes are another plus. The average combined rate in Glendale is 0.802 % of assessed value, translating to $3,650 annually on a $455 k home—about $1,200 less than a comparable house in Scottsdale. Investors appreciate the 55 % rental ratio near GCU, driving cash-on-cash returns above 6 % even at today’s prices.

• Arrowhead Ranch—Tree-lined streets, lakefront properties, and the Arrowhead Country Club. Prices run $450 k–$700 k, but HOA dues are modest at $75–$150 per month. Great for families wanting highly rated Moon Valley Elementary and easy 101 access.
• Downtown Catlin Court & Historic District—Craftsman bungalows built in the 1920s, walking distance to Murphy Park and the Glendale Chocolate Festival. Expect $350 k–$450 k price tags and strong Airbnb potential; NMHL’s 15 % down second-home program works well here.
• Sahuaro Ranch—Mid-’80s block homes priced $375 k–$450 k on generous 8,000 sq ft lots. Perfect for buyers needing shop space or RV parking. USDA eligible on the far north streets, giving you 100 % financing plus seller-paid closing costs up to 6 %.
• Westgate Entertainment District Area—Condos and townhomes from $280 k–$380 k. Ideal for young professionals working at State Farm or Tanger Outlets. HOA amenities include pools and fitness centers; FHA spot approvals are common, so you can buy with 3.5 % down through NMHL.

Arizona’s Home Plus program tiers assistance by credit score: 680+ receives 4 % of the loan amount as a forgivable second lien after three years; 640–679 gets 3 %; 580–639 gets 0 % but still qualifies for the below-market 5.625 % rate. Combine that with NMHL’s lender-paid PMI on conventional 97, and a $400 k purchase can require as little as $4,000 out-of-pocket—basically appraisal and earnest money.

City of Glendale’s CDBG First-Time Homebuyer fund offers up to $25 k at 0 % interest, deferred until resale, refinance, or payoff. Income limits are 80 % AMI, and the purchase price cap is $380 k for a single-family home. Because the city releases funds each July, May and June are prime months to get pre-underwritten so you can reserve your allocation on day one.

Whether you’re rebuilding after a short sale in 2019 or you maxed out credit cards during the pandemic, NMHL has a track in Glendale. Our Flex-FICO FHA accepts scores down to 580 with 3.5 % down and no additional overlays beyond standard FHA guidelines. Recent collections? We ignore medical under $2 k and allow one non-medial collection up to $1 k if it’s over 24 months old.

If your score is below 580, the NMHL Pathway Loan pairs a 10 % down payment with a 2-year ARM at 7.99 %, then refinances into a 30-year FHA once you hit 620. We used this last quarter for a teacher at Glendale High who went from 565 to 625 in nine months and shaved $260 off the monthly payment.

Self-employed borrowers benefit from our 12-Month Bank-Statement Conventional. We average deposits, apply a 50 % expense factor, and qualify you on the net. No tax returns, no P&L, no 1099s. Average rate premium is only 0.375 % above standard conventional, far cheaper than hard-money options advertised around town.

Maricopa County hosts the third-largest veteran population in the country, and Glendale’s 85308 zip code alone has 7,400 VA-eligible residents. NMHL waives our entire lender fee—$1,680 savings—on every VA purchase. We also allow 100 % financing up to $1.5 million with a 640 score, letting you use your VA benefit on a move-up home in Arrowhead Lakes or a new build in Vistancia.

The Arizona Veterans’ Home Loan Program adds a 0.375 % rate buy-down funded by the state, stacking on top of NMHL’s wholesale pricing. In April 2024 that meant 5.25 % vs. 5.875 % market, saving $150 per month on a $450 k mortgage. Surviving spouses with COE, National Guard members with six years’ service, and active reservists all qualify; we handle the Arizona Department of Veterans’ Services paperwork for you.

Your monthly escrow includes three big line items: Maricopa County assessment, City of Glendale assessment, and Arizona fire district tax. The average combined rate is 0.802 % of limited assessed value, so a $455 k home incurs about $3,650 per year. Senior citizens and disabled residents can freeze the valuation via the Senior Value Protection program, capping future tax increases.

Insurance is where surprises pop up. Because Glendale sits in FEMA flood zone X, most lenders don’t require flood coverage, but monsoon wash damage happens. We recommend budgeting $850–$1,100 annually for a standard HO-3 homeowner policy with a 1 % wind-hail deductible. If the property has a pool, carriers add $150–$225; NMHL’s insurance department shops ten carriers to bundle auto and home, saving clients an average of $340 per year.