First-Time Homebuyer Specialists (Colorado) 

If you’re buying your first home in Colorado, you don’t need 20% down, and you don’t have to figure it out alone. The smartest path is to match your situation—credit, income, and savings—to a program that fits: CHFA down payment assistance, FHA at 3.5% down, Conventional at 3% down, or a grant layered on top. Think of us as your mentor with a map: we’ll help you choose the route, avoid detours, and hit each milestone on time. 

What “first-time homebuyer” really means 

You’re a first-time buyer if you haven’t owned a primary residence in the last three years. That definition opens doors to special programs, pricing breaks, and education benefits. If you did own a home long ago—or owned a property that wasn’t your primary—you can still qualify as a first-timer under many programs. We’ll confirm your status upfront so you know exactly what you can access. 

 

The simple decision tree (mentor walk-through) 

Picture a one-page flowchart you can skim in under a minute. It starts with three questions: 

1. How much do you want to put down? 

1. What is your current credit picture? 

1. Do you need help with down payment and/or closing costs? 

From there, paths branch: 

• If your priority is the smallest down payment and competitive monthly cost → we look at Conventional 3% down. It’s designed for first-time buyers and can keep overall costs very reasonable when your credit profile is solid. 

• If your credit needs more flexibility or you want a bit more underwriting room → FHA is often the fit. Minimum down is 3.5%, gift funds are allowed, and it can be more forgiving on certain profile details. 

• If you need help with the cash-to-close → we explore CHFA (Colorado Housing & Finance Authority) options and grant/forgivable assistance that can cover part of your down payment and/or closing costs. You’ll complete a short homebuyer education course, and we’ll calibrate the structure, so the monthly payment still works for you. 

• If you’re eligible for VA (service members, veterans, some surviving spouses) → we prioritize $0 down VA with no monthly mortgage insurance and strong buyer protections. 

• If the seller is willing to make the deal more attractive, then it’s seller-paid closing costs → While it can’t be used for down payment, it can be used for other expenses, freeing money that you could use for a down payment.  With the current market, the majority of sellers are willing to pay closing costs for the buyer.  

Under the hood, the flow considers credit score bands, debt-to-income, property type (single-family vs. condo), and whether we can layer seller credits or a lender credit to reduce cash at closing. The point isn’t to memorize the chart; it’s to land you on the one or two programs that fit cleanly right now, with a backup if something changes during the process. 

Program snapshots (plain-English, no jargon maze) 

• Conventional 3% Down (First-Timer): Great when your credit is solid, and you want long-term flexibility on mortgage insurance and future refinancing. 

• FHA 3.5% Down: Helpful when you need more flexible credit or debt-to-income room and want predictable underwriting. 

• CHFA Assistance: Colorado-specific down payment and closing cost help that can be layered with Conventional or FHA. You’ll take a brief education course, and we’ll align benefits with your budget. 

• VA $0 Down (if eligible): Often the best terms available for qualified buyers—no monthly MI and strong appraisal/inspection framework. 

• Seller-paid closing costs: This can’t be used for a down payment, but it frees up other expenses you can allocate to your down payment. 

We’ll show your options side by side so you can pick based on monthly payment vs. cash to close—not just the headline rate. 

Colorado-specific down payment help (CHFA + grants) 

CHFA is built for Colorado buyers who need a hand with down payment and/or closing costs. You still qualify for competitive loan programs (Conventional or FHA) underneath; CHFA sits on top to provide the assistance piece. We’ll help you: 

• Confirm first-time buyer or income eligibility where applicable 

• Complete the required homebuyer education (usually fast and online) 

• Structure assistance so monthly payment and cash-to-close both make sense 

• Coordinate with your real estate agent on the offer strategy (seller credits + assistance can be a powerful combo) 

If a local or employer grant is available, we’ll layer it in and explain how it interacts with CHFA or your base loan. 

 

Your timeline with breakthroughs (what it feels like with a guide) 

Step 1 — 20 minutes: Quick discovery call + soft review of goals, budget, and timing. We sketch your path on the decision tree. Call us today at (303) 477-3889.
Step 2 — Same day: Online application and secure document upload (W-2s/1099s, pay stubs, bank statements, IDs; self-employed adds tax returns and YTD figures).
Step 3 — 4 business hours: We verify credit/income, run automated underwriting, confirm which program(s) fit, and send you a clear side-by-side with payment and cash-to-close.
Step 4 — Education & assistance (if using CHFA): Finish the course; we will finalize the structure and answer your questions about payments, MI, and credits.
Step 5 — Home shopping: We provide agent-ready pre-approval letters (we can tailor price and credit amounts quickly, even on weekends).
Step 6 — Under contract → keys: Appraisal, title, and closing are coordinated step-by-step with a status cadence, so you know what’s next and when. 

All along the way, you’ll know exactly why we recommend a program and how it supports your budget now and later. 

 

Common “Can I…?” questions (quick mentor answers) 

Can I use gift funds and CHFA together?
Often, yes. Gift funds can work alongside assistance. We’ll document the gift correctly and structure credits so your cash to close stays manageable. 

Do I need reserves in the bank?
Sometimes. It depends on your program, credit profile, and property type. If reserves are required, we’ll tell you how much and what counts (checking, savings, retirement, etc.). 

Is a 20% down required to avoid PMI?
No. There are ways to manage mortgage insurance creatively: Conventional MI that drops later, lender-paid options, or choosing FHA/VA where appropriate. We’ll match the path to your time horizon. 

Will shopping for lenders hurt my credit?
Mortgage pulls within a short window are typically treated as a single inquiry group. We can guide you on timing, so you protect your score. 

 

How we help first-time buyers feel confident 

We keep the process human and transparent: mentor conversations, plain-English options, and real numbers you can defend. You’ll know what to expect, what each step means, and why your program fits; from the first decision tree conversation to keys in hand. When guidelines or market conditions shift, we explain the change and adapt your plan without drama. 

If you’re ready to see your two best options side by side—monthly payment vs. cash to close, with or without CHFA, reach out. We’ll walk you through the decision tree in a few minutes and get your pre-approval lined up so you can shop confidently in Colorado.