Pima County, AZ · NMLS# 667008

Mortgage Credit Certificate: A Tax Credit Every Year

I am a big believer in the MCC. It can put real money back in your pocket every year, for as long as you keep the loan and live in the home.

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Not ready to apply yet? Get Prequalified · Call (520) 495-8989

How it works Calculator Do I qualify?Tax notes

Prequalification is not a commitment to lend or a guarantee of approval. Terms subject to credit approval and underwriting.

How it works

A Dollar-for-Dollar Federal Tax Credit

A Mortgage Credit Certificate turns part of the mortgage interest you pay into a federal tax credit. A credit is stronger than a deduction. It lowers the tax you owe dollar for dollar.

In Pima County, the MCC program is funded by the Pima County Industrial Development Authority and run by Community Investment Corporation (CIC Tucson). Under the current program, the credit is 20% of the mortgage interest you pay each year, up to $2,000 per year. At the full $2,000, that is roughly $167 a month.

Every year. Claim it each year you live in the home and keep the mortgage.
Can help you qualify. CIC lists "helps homebuyers qualify for financing" as a program benefit. Some loan programs let the lender count the MCC benefit when figuring your qualifying ratios. I will tell you if yours does.
Stays with you if you refinance. CIC reissues the certificate when you refinance.
Any home type. Single-family, manufactured housing, condos, duplexes, and townhouses in Pima County.
Any lender. You choose your lender. CIC handles the certificate.
Can be paired with the Pima-Tucson Homebuyer's Solution down payment assistance. Use the Pima-Tucson Homebuyer's Solution for help at closing and the MCC for a tax credit every year. Program rules and eligibility apply.

It can be a great fit for anyone who qualifies, including buyers who plan to stay in the home for a while and buyers whose income is growing over time, because the credit helps with the payment from year one.

Sources: cictucson.org/mcc and Pima IDA MCC page (2025 program runs June 25, 2025 through December 31, 2027 and offers a 20% credit).

Calculator

Estimate Your MCC Tax Credit

Enter your own numbers. The example starts with CIC's published example of a $300,000 loan at 6% over 30 years. The rate is for illustration only and is not a quote.

Loan amount ($) Interest rate (%) example only

MCC credit rate (%) Annual cap ($) blank for none

Program presets

First-year interest (est.)

Credit before cap

Estimated annual credit

About per month

Apply Now Get today's rate Pima-Tucson rate chart

Rates change daily, so I send today's rate personally. Uses the first 12 months of a 30-year fixed loan. Interest falls over time, so the credit can drop once 20% of your yearly interest is under the cap. Your actual credit is limited by your federal tax liability. Estimate only. Not tax advice. The TSAHC preset reflects TSAHC's 15% credit rate; TSAHC's MCC is offered with its down payment assistance program.

Household income limit	1 to 2 persons: $103,600 (target area $124,320). 3 or more persons: $119,140 (target area $145,040).
Purchase price limit	$566,354 (target area $692,211), new or existing.
First-time buyer	No home ownership in the past three years. Qualified military veterans and buyers in target areas are exempt.
Other rules	Pima County properties only. Primary residence. Must have a federal tax liability. Apply and get approved before closing.
Fees	One-time $1,000 program fee. $100 annual renewal fee.

Tax notes

Important Tax Information

This is not tax advice. I am a loan officer, not a CPA or tax advisor. Please consult a qualified tax professional about your situation.

Limited by your tax liability. The credit can only reduce federal income tax you actually owe. CIC: "You must have a tax liability to take the credit."
Carry forward. If the credit is more than your tax liability, CIC says the unused credit may be carried forward for up to three years. IRS Form 8396 is used to claim the credit and track carryforwards.
Possible recapture tax. In CIC's program notice: "If you sell or otherwise dispose of your home during the next nine years, this benefit may be 'recaptured.' The recapture is accomplished by an increase in your federal income tax for the year in which you sell your home. The recapture only applies, however, if you sell your home at a gain and if your income increases above specified levels."
Recapture limits. Per the same notice, no recapture applies if you sell more than nine years after closing, sell at a loss, or in certain other cases such as death or transfer to a spouse in a divorce. When it applies, it is the lesser of 50% of the gain or an amount based on 6.25% of the highest loan principal, adjusted for holding period and income.
CIC's own advice: "You may wish to consult a tax advisor or the local office of the Internal Revenue Service at the time you sell your home to determine the amount, if any, of the recapture tax."
Primary residence. If you sell, rent out, or stop living in the home, you must notify CIC and the certificate is canceled.

Quoted from the 2025 Pima IDA MCC application and Notice of Potential Recapture Tax and the CIC MCC FAQ. Calculator results are estimates for illustration only.

FAQ

Mortgage Credit Certificate FAQs

How much is the MCC worth?

Through CIC Tucson, the credit is 20% of the mortgage interest you pay each year, up to $2,000 per year. At the full $2,000, that works out to about $167 a month. CIC's own published example estimates about $51,374 in total credits over 30 years on a $300,000 loan at 6%.

How long does the credit last?

CIC says you can claim it each year you live in the home and hold the mortgage. If you refinance, you may stay enrolled, but CIC must issue a new certificate.

What if I do not owe federal tax?

You must have a federal tax liability to use the credit. If the credit is more than you owe in a year, CIC says the unused amount may carry forward for up to three years.

Do I have to be a first-time buyer?

The CIC MCC is designed for first-time buyers, meaning no home ownership in the past three years. Qualified military veterans and buyers in target areas do not have to be first-time buyers.

What does it cost?

CIC lists a one-time program fee of $1,000 and an annual renewal fee of $100, pro-rated for the first year. Payment plans of up to 6 months are offered for the program fee.

Can I use the MCC with down payment assistance?

Yes. The CIC Tucson MCC can be paired with the Pima-Tucson Homebuyer's Solution down payment assistance. In Texas, you can pair TSAHC down payment assistance with TSAHC's MCC. Program rules and eligibility apply.

When do I apply?

You must apply with CIC and be approved before you close on the home. Start early. I will coordinate the timing with your loan.

Want the MCC on Your Home Purchase?

Send me your details. I will check your eligibility, coordinate the CIC application before closing, and show you the numbers with your loan.

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Where are you buying? Timeline

Anything I should know? (optional)

Prefer to talk? Call or text (520) 495-8989 or apply online.

Important information

Program availability, terms, interest rates, income and purchase price limits, and assistance amounts are set by each program administrator and can change or end at any time without notice. Assistance funds may be limited. The information on this page was checked against the official program sources linked above on October 16, 2026. It is general education only. Always confirm current guidelines with me before you make decisions.

This is not a commitment to lend, a loan approval, or a rate lock. All loans are subject to credit approval, underwriting, property eligibility, and program guidelines. Not all applicants will qualify. Rates shown on official program pages are not offered by this website and may not be available to you.

The Pima-Tucson Homebuyer's Solution is offered by the Industrial Development Authorities of the County of Pima and the City of Tucson and administered by eHousingPlus. The Mortgage Credit Certificate program for Pima County is funded by the Pima County Industrial Development Authority and administered by Community Investment Corporation (CIC). Homes for Texas Heroes and Home Sweet Texas are programs of the Texas State Affordable Housing Corporation (TSAHC). These agencies do not endorse any lender. Andy Braun and Neighborhood Loans are not government agencies.

Andy Braun, Senior Loan Officer | Sales Manager, NMLS #667008, AZ LO-1006099. Neighborhood Loans, Inc. NMLS #222982, AZ BK 1004602. Licensed in Arizona, Texas, and California. Equal Housing Lender. Verify licensing at nmlsconsumeraccess.org.