Loan programs, by indication.

First-time buyer loans let you purchase a home with a smaller down payment — as little as 3% on some conventional programs and 3.5% with FHA — and may be paired with down payment assistance.

Down payment

From 3% (conventional) or 3.5% (FHA)

Assistance

State & local programs may apply

Best first step

A pre-approval conversation

A good fit if you

• Are renting and want your payment to build equity instead
• Have steady income but limited savings for a down payment
• Want someone to explain every step, cost, and document before you sign

In Colorado and Nebraska, state housing finance agencies and some local programs offer down payment and closing cost help for qualifying buyers. Eligibility depends on income, location, and the program’s current rules — Diane will check what you may qualify for.

An FHA loan is a mortgage insured by the Federal Housing Administration that allows a down payment of 3.5% with a credit score of 580 or higher, making it a common choice for buyers whose credit or savings are still being built.

Down payment

3.5% with 580+ score; 10% with 500–579

Mortgage insurance

Upfront and annual premiums

Gift funds

Allowed from eligible donors

A good fit if you

• Have a credit score that’s improving but not yet where you want it
• Have a higher debt-to-income ratio than conventional loans allow
• Plan to use gift money from family toward your down payment

FHA loan limits are set by county and change each year. Diane will confirm the current limit for the county you’re shopping in and compare FHA against conventional options side by side.

A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, service members, and some surviving spouses. It typically requires no down payment and no monthly mortgage insurance.

Down payment

Often $0 with full entitlement

Mortgage insurance

None monthly; a one-time funding fee may apply

Eligibility

Certificate of Eligibility (COE)

A good fit if you

• Served or are serving in the military and want to use the benefit you earned
• Want to keep savings in the bank instead of putting it all down
• Already own with a VA loan and want to refinance with a streamlined IRRRL

Veterans receiving VA disability compensation are generally exempt from the funding fee. Diane can help request your Certificate of Eligibility as part of the process.

Refinancing replaces your current mortgage with a new one to lower your rate or payment, change your loan term, remove mortgage insurance, or take cash out of your home’s equity.

Types

Rate-and-term, cash-out, FHA streamline, VA IRRRL

Key number

Your break-even point

Common goal

Lower payment or debt consolidation

A good fit if you

• Bought when rates were higher and want to know if now makes sense
• Have built equity and want to drop FHA or private mortgage insurance
• Want to consolidate higher-interest debt or fund a renovation

A refinance has closing costs, so Diane calculates how many months it takes to recover them. If the numbers don’t work yet, she’ll tell you — and keep an eye out for when they do.

A jumbo loan is a mortgage larger than the conforming loan limit set each year by the Federal Housing Finance Agency. It’s used to finance higher-priced homes, which are common across the Denver Metro area and Front Range.

Loan size

Above the annual conforming limit

Typical needs

Strong credit, documented reserves

Property types

Primary, second home, some acreage

A good fit if you

• Are buying a luxury home, a mountain property, or acreage in Douglas or Elbert County
• Have complex income — business ownership, bonuses, or investments
• Want a careful, detail-oriented review before you write an offer

Investment property loans finance a home you won’t live in as your primary residence, such as a long-term rental. They usually require a larger down payment and more reserves than a primary-residence loan.

Down payment

Typically larger than for a primary home

Income

Projected rent may help you qualify

Property types

1–4 unit homes, condos, second homes

A good fit if you

• Are buying your first rental or adding to a small portfolio
• Want to keep your current home and rent it out when you move
• Are a small business owner building long-term wealth through real estate

New construction financing covers buying a newly built home from a builder or financing a home while it’s being built, often with extended rate locks to protect you while construction finishes.

Common need

Longer rate-lock periods

Watch for

Builder incentives vs. your lender choice

Options

Builder purchase, construction-to-permanent

A good fit if you

• Are buying in a new community anywhere along the Front Range
• Want an independent second opinion on a builder’s preferred-lender offer
• Need a timeline that lines up with selling your current home

Relocation loans help you buy a home when you’re moving to a new area for work or family, coordinating your purchase timeline with a job start date, a sale in another state, or a remote closing.

Timeline

Built around your move date

New-job income

An offer letter may help you qualify

Local guidance

Denver Metro & Lexington, NE

A good fit if you

• Are moving to Colorado or Nebraska for a new job
• Need to buy before your current home sells
• Want a lender who can connect you with trusted local agents

Downsizing loans help empty-nesters and retirees move into a smaller or simpler home, often using equity from their current house, and sometimes buying the new home before the old one sells.

Common tools

Equity, bridge options, larger down payments

Age 62+

A reverse mortgage for purchase may be an option

Goal

Lower costs, less upkeep

A good fit if you

• Have more house than you need now that the kids are grown
• Want to reduce or eliminate a monthly mortgage payment
• Need to coordinate buying and selling without moving twice