- Second home loans
- Jumbo available
- Retirement & asset income
- Remote closings
- Serving 85367 & the Foothills
Our Yuma office, fifteen minutes away
- Elite Mortgage — 1874 S Ave B, Yuma, AZ 85364
- Phone — (928) 597-8122
- Email — Info@elitemortgageaz.com
- Hours — Monday–Saturday: 9:00am–5:00pm · Sunday: Closed
Short answer: Elite Mortgage finances homes throughout Fortuna Foothills and the Yuma Foothills area (85367) — including second homes and seasonal residences, larger and jumbo loan amounts, properties on acreage with private well and septic, and buyers qualifying on retirement, pension or asset-based income. We’re a locally owned, independent mortgage brokerage in Yuma, shopping multiple wholesale lenders. Call (928) 597-8122.
Why Foothills financing goes sideways with national lenders
Fortuna Foothills sits east of Yuma along Interstate 8, tucked beneath the Gila Mountains, and it doesn’t look like the rest of the county. Lots are larger. Homes are frequently custom rather than tract-built. A significant share of owners are retired, and a significant share are seasonal — here from November through March, somewhere colder the rest of the year.
Every one of those characteristics is a potential complication in an underwriting file, and none of them is a problem when they’re identified on day one. The trouble starts when a lender in another state discovers on day twenty-two that the property has a shared well, that the buyer’s income is a pension plus IRA distributions rather than a paycheck, that the home is a second residence rather than a primary, or that the solar panels on the roof are leased and carry a UCC filing. Any one of those can restructure a loan. Together they can end it.
We handle Foothills properties routinely. That means we ask the awkward questions before you’re under contract, when they’re cheap to answer.
Second & seasonal homes
Financing an Arizona winter home is conventional territory — FHA, VA and USDA are primary-residence programs. Second homes typically start around 10% down with slightly different pricing, and occupancy has to be documented honestly from the start.
Retirement & asset income
Social Security, pensions and annuities all qualify, and non-taxable income can often be grossed up. If you live on investments rather than a monthly check, asset depletion programs convert eligible liquid assets into qualifying income.
Acreage, wells & septic
Rural parcels need water potability and flow documentation, septic verification, and proper separation distances. Ordinary requirements — but they take scheduling, which is exactly why they belong at the front of the process.
Larger & jumbo loans
Loan amounts above the annual conforming limit move into jumbo territory, where credit, reserves and down payment requirements tighten and pricing varies widely between investors. Shopping matters most at this level.
Leased solar systems
Extremely common in Arizona, and routinely mishandled. The lease payment hits your debt ratios, the UCC filing affects lien position, and leased panels generally can’t be counted in the appraised value. We read the agreement first.
Remote and out-of-state closings
Most of our seasonal clients never walk into our office. Secure e-signature, mobile notaries and title company coordination let you close from Michigan, Alberta or anywhere else you spend the summer.
Elite Mortgage LLC is a private, independent mortgage broker and is not affiliated with, endorsed by, or acting on behalf of HUD, FHA, VA, USDA or any government agency.
Areas we finance around the Foothills
- Fortuna Foothills 85367
- Foothills Boulevard corridor
- Fortuna Road
- Araby
- Ligurta
- Wellton
- Yuma Mesa
- Yuma Proving Ground
- East Yuma County
If you’re buying inside the city instead, our Yuma mortgage page covers that market, and the areas we serve hub lists everywhere else we lend across Arizona.
Primary, second home, or investment? The distinction is expensive.
This is the single most consequential decision in a Foothills file, and buyers routinely get it wrong — sometimes innocently, sometimes because someone told them to. Occupancy affects your down payment, your interest rate, and whether the loan is legal at all. Misrepresenting occupancy on a mortgage application is fraud, not a technicality, so we sort it out honestly and structure around the truth.
| Occupancy | Typical minimum down | Requirements |
|---|---|---|
| Primary residence | 0%–5% depending on program | You occupy it as your main home, generally within 60 days. All programs available including VA, FHA and USDA. |
| Second home | From around 10% | You occupy it part of the year and keep exclusive control. Conventional financing only. No rental management agreements. |
| Investment property | From around 15%–25% | Rented out. Higher pricing and reserve requirements, but projected rental income may help you qualify. |
How a Foothills purchase actually runs
- Scenario call before you shop. Occupancy, income structure, target price and timing. Ten minutes here prevents most of the problems that appear later.
- Income documented properly. Pension, Social Security, distributions, or asset depletion — we build the qualifying income the right way rather than the fast way.
- Property vetted before the offer. Well and septic, acreage, solar agreements, HOA, and whether the home is real property. Cheap to check now, expensive later.
- Underwritten pre-approval issued. Foothills sellers take a verified local pre-approval seriously, particularly on higher-priced homes.
- Appraisal ordered with a local appraiser. Unique and acreage properties need someone who knows the comparable sales in this specific market.
- Close where you are. Mobile notary, e-signature, or in our Yuma office — whichever suits where you’re living that month.
Already own here? Refinancing in the Foothills
Foothills owners refinance for reasons that differ from first-time buyers in town. Some are consolidating the cost of a custom build. Some want to eliminate mortgage insurance after years of appreciation. Some want to pull equity to buy a second property or fund retirement without selling. And some are simply on an adjustable rate that’s about to move.
Because many Foothills homes carry substantial equity, cash-out options are frequently stronger here than elsewhere in the county. Our Arizona refinance page includes a break-even calculator you can run yourself in about twenty seconds, and we’ll gladly model two or three scenarios side by side against what you currently hold.
Fortuna Foothills mortgage questions
How much do I need down on a second home here?
Second home financing generally starts around 10% down with strong credit, and pricing runs slightly above primary residence pricing. Government programs — FHA, VA and USDA — are restricted to primary residences, so a winter home is financed conventionally. Your exact requirement depends on credit score, reserves and the property itself.
Can I qualify on Social Security, a pension, or retirement accounts?
Yes. Social Security, pension and annuity income all count as qualifying income, and non-taxable portions can often be grossed up, which effectively increases your buying power. If you live off investments rather than a fixed monthly deposit, asset depletion programs convert eligible liquid assets into a calculated monthly income. Retirees are frequently stronger borrowers than they assume.
Would I need a jumbo loan?
Only if the loan amount exceeds the conforming limit set each year for the county. Some larger custom and acreage homes in the Foothills do cross it. Jumbo financing tightens credit, reserve and down payment requirements, and pricing between investors varies far more than it does on conforming loans — which is precisely where shopping through a broker pays for itself.
Does a private well or septic system complicate the loan?
It adds steps rather than obstacles. Lenders typically require water potability testing, evidence of adequate flow, septic verification and proper separation distance between well and septic. None of it is unusual for rural Yuma County, but each item requires scheduling — which is why we identify well and septic properties at the start rather than discovering them mid-escrow.
Can I buy a home with leased solar panels?
Usually, but the agreement has to be reviewed first. Leased systems and power purchase agreements typically carry a UCC filing against the property that can affect lien position, the monthly lease payment counts against your debt ratios, and leased panels generally cannot be included in the appraised value the way owned systems can. Arizona has a great deal of residential solar, and this is one of the most common late-stage surprises we prevent.
Can I rent it out while I’m up north?
Carefully, and with disclosure. Second home occupancy rules require you to keep exclusive control of the property and generally prohibit rental management agreements. Some investors permit occasional short-term rental; a property operated as a rental business is an investment property, with different down payment and pricing. Tell us your actual plan and we’ll structure the loan legitimately around it.
I only live in Arizona part of the year. Can I close remotely?
Yes, and most of our seasonal clients do. The application, documentation and disclosures run by phone, email and secure e-signature, and final closing documents can be handled by a mobile notary or a title company near wherever you are. Our Yuma office is open Monday through Saturday if you happen to be in town during the process.
How do HOA dues and RV-resort communities affect financing?
HOA dues count in your debt-to-income calculation, and some associations require lender review before approval. Age-restricted communities are financeable without issue. Park models, RV-resort units and homes on leased land generally fall outside conventional mortgage financing entirely and need alternative lending — an important distinction in this part of the county.
Are appraisals harder on large or custom homes?
They can be. Acreage parcels, custom builds and homes with substantial outbuildings have fewer directly comparable sales, so the appraiser may need to search a wider radius and take additional time. Using appraisers who genuinely know Yuma County reduces the risk of a low valuation or a delayed report — and knowing who those appraisers are is a local advantage, not a marketing line.
Should I just pay cash for a winter home?
It depends on what you want your money doing. Financing preserves liquidity and keeps invested assets working; paying cash eliminates interest and a monthly payment. There’s also a middle path — buyers who pay cash can often apply for delayed financing afterward to recover funds while keeping the strength of a cash offer. We’ll run the numbers honestly, and this is a good question to take to your financial advisor as well.
Elite Mortgage · Serving Fortuna Foothills. Elite Mortgage LLC · NMLS #2339191 · Locally owned in Yuma since 2021 · 1874 S Ave B, Yuma, AZ 85364.
Elite Mortgage LLC · NMLS #2339191 · Equal Housing Lender. This is not a commitment to lend. All loans are subject to credit approval, property appraisal, income and asset verification, and program guidelines, which are subject to change without notice. Down payment figures shown are typical program minimums and are not guaranteed for every borrower, property type or occupancy. Elite Mortgage does not provide tax, legal or investment advice; consult your own licensed professional. Licensing information may be verified at the NMLS Consumer Access website.