The most asked Colorado mortgage questions, answered.

Less than you probably think. Conventional loans can go as low as 3% down, FHA loans (government-backed loans built for accessibility) are 3.5%, and VA and USDA loans can be zero down if you qualify. On top of that, Colorado has 30+ down payment assistance programs that can cover much of your down payment and closing costs. The real number depends on your situation — and it’s usually smaller than the “20% down” myth you’ve heard.

Constantly — first-time buyers are a huge part of what I do. I know it can feel overwhelming, so I built my whole process around making it clear and low-pressure. Every pre-qualified client gets my free Personalized Homebuyer Seminar, where I walk you through every option and answer every question. Most of my first-time buyers are surprised how little they actually need to get started.

It’s my signature free education session — a 30 to 90 minute Zoom call where I walk you through every loan option, payment scenario, down payment assistance program, and step of the process, all built around your specific situation. There’s no charge and no obligation. The goal is simple: you walk in nervous and walk out confident. Nobody else in Colorado does this the way I do.

Down payment assistance programs are sources of money — grants or second loans — set up to help you cover your down payment and sometimes your closing costs (the fees to finalize the loan). Colorado has 30+ of them, but most lenders only carry two or three. I shop all of them and figure out which ones you qualify for, then “stack” them with the right loan so you can buy with far less cash out of pocket than you’d expect.

Often, yes. While some programs are reserved for first-time buyers, many Colorado DPA programs are open to repeat buyers, and several define “first-time buyer” as anyone who hasn’t owned a home in the past three years. Because the rules vary so much from program to program, it really pays to work with someone who knows all 30+ of them rather than the two or three a typical lender carries.

An FHA loan is a government-backed loan (insured by the Federal Housing Administration) built to make buying more accessible. It allows down payments as low as 3.5% and is more flexible on credit. It’s a great fit for many first-time and credit-rebuilding buyers in Colorado. The trade-off is mortgage insurance (a fee that protects the lender) that often lasts the life of the loan — so I’ll compare it head-to-head with conventional options to make sure it’s truly your best deal.

Yes. VA loans (loans guaranteed by the Department of Veterans Affairs) let eligible Colorado veterans and service members buy with zero down payment and no monthly mortgage insurance — two huge advantages no other loan offers together. The rates are competitive too. If you’ve served, this is often the single best loan available to you, and I’ll make sure you use every benefit you’ve earned.

A conventional loan (a standard loan not backed by a government program) usually wins when you have strong credit and a reasonable down payment. The big advantage: once you build up enough equity, you can drop mortgage insurance (the lender-protection fee) and lower your payment — something FHA loans generally don’t allow. If your credit is solid, conventional is often the cheapest option over time. I’ll run the numbers both ways so you can see the difference clearly.

A jumbo loan is a mortgage that exceeds the conforming loan limit (the cap on a standard conventional loan, which changes yearly and is higher in pricier Colorado counties). If you’re buying a higher-priced home, you may need one. Jumbo loans have slightly stricter requirements, but as a broker I shop them across many lenders to find competitive terms — so a bigger home doesn’t have to mean a worse deal.

A USDA loan (backed by the U.S. Department of Agriculture) offers zero down payment for homes in eligible rural and many suburban Colorado areas. The eligible map is broader than most people assume — plenty of areas just outside the Denver Metro qualify. There are income limits, but for the right buyer in the right area, USDA is one of the most affordable ways to buy. I’ll check your address and income against the program in minutes.

There’s no single magic number. Many programs work with credit scores in the low 600s, and some go lower with the right approach. A higher score gets you a better rate, but a lower score doesn’t automatically mean “no.” If your credit isn’t where you want it, I’ll either find a program that fits or give you a clear, specific plan to raise your score over the next few months. Either way, you’ll know exactly where you stand.

A few high-impact moves: pay every bill on time, keep your credit card balances well below their limits, and don’t open or close accounts right before applying. Avoid big new purchases on credit while you’re house hunting. If your score needs work, I’ll pull it with you, show you exactly which factors are holding you back, and give you a specific plan — sometimes you can gain meaningful points in just a couple of months.

I’m an independent mortgage broker — and that difference matters. A bank can only sell you the products on its own shelf. As a broker, I shop 160+ wholesale lenders on every single loan and pick whichever one has the best deal for you that day. That’s why I beat banks and retail lenders on rate about 98% of the time. You get the selection of the whole market with one point of contact: me.

For most buyers, from accepted offer to closing day runs about 3 to 4 weeks once we have your documents in hand. Pre-approval (the step before you shop) usually takes just a quick conversation and some basic paperwork. I keep things moving by quarterbacking the process and staying ahead of anything that could cause a delay — so closing day is smooth, not chaotic.

The easiest first step is a free 15-minute call. Call or text me at 303-587-4297, schedule a time online, or fill out the contact form and I’ll get back to you the same day. We’ll talk through your situation, your goals, and your options — no pressure, no sales pitch. From there I’ll either get you pre-approved or give you a clear plan to get there.

Refinancing (replacing your current loan with a new one) makes sense when it accomplishes a real goal: lowering your rate, dropping mortgage insurance, pulling out equity for a big expense, or changing your loan term. The key is making sure the savings outweigh the closing costs within a reasonable time. I’ll run a straight break-even analysis for you — no pressure to refinance if it doesn’t actually put money back in your pocket.