A second home in Troon Village means qualifying while carrying two full housing payments, with reserves on both, and if you are buying attached product, a building that gets underwritten as well as you do.
Neither is a reason not to buy. Both are reasons to know the numbers before you write.
What a second home actually requires
The classification is narrower than buyers assume:
- Occupied by you part of the year
- Suitable for year-round use
- A reasonable distance from your primary residence
- Under your exclusive control, not subject to a rental or management agreement that dictates when it is occupied and by whom
Rental income generally does not count on a second home. You qualify on your own income, carrying this payment on top of your primary housing expense. Buyers underestimate this consistently: the file has to support both homes from documented income, with reserves on both.
If the numbers only work with rental income in them, you are looking at an investment property, with a higher down payment and different pricing. That is a real answer, not a lesser one. What it is not is a different checkbox on the same application. Misstating occupancy to obtain better terms is mortgage fraud. See Second Home or Investment Property in Scottsdale.
What Troon Village adds
Troon Village sits in north Scottsdale below Pinnacle Peak, one of the area's more established golf communities, with a genuinely wide mix: attached villas and townhomes through large custom homes on desert lots.
That mix is the defining fact for your file. It means two buyers in the same community can face completely different underwriting.
If you buy attached product, project review applies. Owner-occupancy ratio, commercial square footage, reserves, litigation, delinquencies and single-entity ownership each fail projects independently of the borrower. Owner-occupancy requirements are stricter for a second home purchase than for a primary residence, and in a community with a heavy seasonal and part-year ownership base that is a live risk rather than a formality. Get the HOA questionnaire, budget, reserve study, master insurance certificate, litigation disclosure and the owner-occupancy percentage before you remove contingencies. See Scottsdale Luxury Condo Financing.
If you buy a custom home, the appraisal is the item. Larger individual homes transact less often, comps thin out, and adjustments grow. Order it early.
A mature community means a real transaction record, which helps on the attached and semi-custom product considerably. It also means varied housing eras, so ask what has been updated and when.
Confirm the club question for your specific address. Troon Village sits near both Troon North Golf Club and the private Troon Country Club, which are different entities with different structures, and buyers conflate them constantly. Where a membership obligation is mandatory at your address, dues and minimums count against your ratio and an initiation deposit is cash out that generally does not count toward reserves. Get it in writing. See How a Scottsdale Golf Club Membership Affects Your Mortgage Approval.
Layered associations. A master association plus, depending on the enclave, a sub-association billing separately. On a second home that stack sits on top of your primary residence's full payment. See HOA Dues, Club Dues and Assessments.
If the ratio does not clear carrying both homes
Take the conventional or jumbo second home loan if it does. Cheapest money available. When it does not, each of these documents repayment capacity differently and prices differently than agency financing.
Asset depletion. Qualifying income from verified liquid assets rather than earnings. Frequently right for a second home buyer whose wealth is in accounts.
Bank statement. Twelve or twenty four months of deposits with an expense factor applied, for the self-employed buyer whose returns are deducted down. See Bank Statement Loans in DC Ranch.
No-ratio. No debt-to-income test at all. Credit, assets, reserves and the property carry the file.
Before you write in Troon Village
- Decide occupancy honestly, in writing, before you apply.
- Confirm which club, if any, attaches to the address, and get its current membership plan.
- Ask how many associations bill the address.
- If the unit is attached, request the full project document set and the owner-occupancy percentage before removing contingencies.
- Confirm you qualify carrying both housing payments, with reserves on both.
- Get fully underwritten, not pre-qualified. A pre-qualification is a calculator that has not seen your primary residence's payment sitting alongside this one.
Why bring this file to us
- We ask the occupancy question properly on the first call and tell you which classification your actual use supports, including when that answer costs you money.
- We read the HOA package before you are committed, not after the appraisal fee is spent.
- We settle the club question rather than letting you assume which one applies.
- The full toolkit, agency and jumbo through asset depletion, bank statement, portfolio condo financing and no-ratio non-QM.
- You talk to the principal. Ricky Khamis is President of EPiQ Lending, NMLS #173141, lending in Arizona since 1999 and a 2025 Presidents Club Winner at CMG Home Loans. Direct line: (480) 999-9842.
EPiQ Lending is NMLS #1936984, at 7975 N. Hayden Road, Suite A-101 in Scottsdale. Verify all of it before you trust any of it: Ricky's EPiQ Lending profile, the Scottsdale branch, and the license itself at NMLS Consumer Access. Hold every lender to that standard, including us.
Send me the address before you write in Troon Village and I will tell you which club applies and whether the project clears.
Equal Housing Opportunity. This is general information, not a commitment to lend or an offer to extend credit. Occupancy definitions, condominium project standards and club and association obligations vary and change over time; confirm current terms with the club and the association. Rates, terms, and program guidelines change and depend on credit approval, property appraisal, and other qualifying factors. Not all applicants will qualify. Non-QM and portfolio financing carries different pricing and terms than agency financing.
Looking at a specific home? Send me the address and I will run the numbers: rickykhamis.com/analyze
