Limits & Costs
2026 FHA Loan Limits: How High Can You Go in Your County?
FHA loan limits rose for 2026, with a floor of $541,287 and a ceiling of $1,249,125. Here's how to find your limit and why it matters.
December 12, 2025 · 6 min read
FHA closing costs in Fort Collins & Loveland, CO
Quick answer — Closing costs in Fort Collins & Loveland
In Larimer County, CO, cash to close on an FHA purchase is the 3.5% down payment (about $19,320 at the HUD reference median value of $552,000) plus lender and title charges, Colorado's transfer and recording taxes, and prepaid escrow of roughly $540 a month collected several months in advance. Upfront MIP of 1.75% is normally financed rather than paid in cash.
Down payment at median value
$19,320
Monthly tax escrow
$207
Monthly insurance escrow
$333
Financed upfront MIP at the limit
$11,109
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Loan detailsClosing costs in Fort Collins & Loveland at a glance
- Down payment at the median value: about $19,320
- Monthly escrow (directional): $540
- Closing convention: Title/escrow state
- Upfront MIP of 1.75% ($11,109 at the limit) is normally financed
- Sellers may contribute up to 6% of the price toward closing costs
- Lender credits can cover costs in exchange for a higher rate
Last reviewed August 23, 2026 against current FHA (HUD 4000.1) guidelines.
Reviewed by the licensed mortgage team at Simply Approved Mortgages (NMLS #2620881) on August 23, 2026 against HUD Handbook 4000.1 and the program administrator’s published guidelines. See our editorial policy.
What Colorado charges that other states do not
Documentary fee $0.01 per $100 of price (one of the lowest in the country).
Colorado has one of the lowest documentary fees in the country ($0.01 per $100 of price), but metropolitan-district mill levies in newer subdivisions can add materially to the escrowed tax portion of the payment.
Escrow set-up in Fort Collins & Loveland
At the HUD reference median value of $552,000, property tax runs about $207 a month and homeowners insurance about $333 a month — roughly $540 escrowed monthly. Lenders collect a cushion at closing, so several months of that figure is part of cash to close.
Front Range hail is the dominant claim type in Colorado, so roof age and prior claims drive both the premium and whether a carrier will write the policy at all, and mountain properties add well, septic and year-round access questions.
Fort Collins & Loveland note: Older Fort Collins rentals converted back to owner occupancy often need repairs to satisfy FHA minimum property standards.
How to reduce cash to close
FHA allows interested-party contributions up to 6% of the sales price, which can cover origination, title, recording and prepaid escrow. A lender credit is a second route: the lender pays costs in exchange for a higher rate, which is a trade-off worth pricing over the time you expect to keep the loan.
Eligible gift funds and CHFA and local Colorado programs can cover the down payment side. Assistance and seller credits are complementary — one addresses the down payment, the other the settlement charges.
2026 FHA figures for Larimer County, CO
Every figure below is HUD data for this exact place, or arithmetic on it.
One-unit FHA limit
$634,800
Max price at 3.5% down
$657,824
Minimum down payment
$23,024
HUD reference median value
$552,000
Source: HUD CHUMS 2026 forward limit file. Tax and insurance figures are directional values derived from U.S. Census Bureau ACS and NAIC published data. Illustrations only — not a rate quote, an approval, or a commitment to lend.
FHA Closing costs Rates in Fort Collins & Loveland, Colorado
Buyers pricing an FHA loan in Fort Collins & Loveland, Colorado and the rest of Larimer County are shopping the same wholesale FHA market as the rest of the state, but the option that fits best still comes down to the individual file. There is no single FHA rate: pricing moves with your credit profile, loan size, loan-to-value, property type, term and how long you need the rate held. Price your scenario below to see the live FHA options available to us, with the provider's own APR, points or credit and payment for each. The options below are the same live wholesale FHA pricing referenced throughout this Closing costs guide.
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No current pricing snapshot — we never show sample rate figures.
Sample scenario: Florida primary residence, 30-year fixed FHA. Pricing is refreshed once every business day and can change between refreshes.
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Snapshot pricing is an example for the sample scenario described above. It is not a quote, an application, a pre-approval, a rate lock, an offer of credit or a commitment to lend, and it is not personalized to you.
APR is supplied by our pricing provider for the exact scenario priced. Other lender or third-party charges listed separately may not be reflected, and the final APR can change. Your final mortgage disclosures control.
A lender credit reduces eligible closing costs only. It cannot exceed those costs and is never cash back to the borrower.
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Closing costs in Fort Collins & Loveland — quick answers
- How much are FHA closing costs in Larimer County, CO?
- Settlement charges vary by lender, title company and loan size, so a fixed percentage would be misleading. What is specific to Larimer County, CO is the tax side: Documentary fee $0.01 per $100 of price (one of the lowest in the country). Add prepaid escrow of roughly $540 a month and the 3.5% down payment to get cash to close.
- What is the 2026 FHA loan limit in Larimer County, CO?
- HUD's 2026 one-unit FHA limit for Larimer County is $634,800, with $812,650 for a duplex, $982,300 for a triplex and $1,220,800 for a fourplex.
- Is upfront mortgage insurance part of my closing costs?
- It is a cost, but it is normally financed into the loan rather than paid in cash. At the $634,800 limit, 1.75% is $11,109. Financing it raises the loan amount and the payment slightly; paying it in cash raises cash to close.
- Can the seller pay my closing costs in Colorado?
- Yes, up to FHA's 6% interested-party contribution limit, if the contract provides for it. Sellers cannot pay your minimum 3.5% investment — that must come from you, an eligible gift, or an approved assistance program.
Closing costs in Fort Collins & Loveland — frequently asked questions
How much are FHA closing costs in Larimer County, CO?
Settlement charges vary by lender, title company and loan size, so a fixed percentage would be misleading. What is specific to Larimer County, CO is the tax side: Documentary fee $0.01 per $100 of price (one of the lowest in the country). Add prepaid escrow of roughly $540 a month and the 3.5% down payment to get cash to close.
What is the 2026 FHA loan limit in Larimer County, CO?
HUD's 2026 one-unit FHA limit for Larimer County is $634,800, with $812,650 for a duplex, $982,300 for a triplex and $1,220,800 for a fourplex.
Is upfront mortgage insurance part of my closing costs?
It is a cost, but it is normally financed into the loan rather than paid in cash. At the $634,800 limit, 1.75% is $11,109. Financing it raises the loan amount and the payment slightly; paying it in cash raises cash to close.
Can the seller pay my closing costs in Colorado?
Yes, up to FHA's 6% interested-party contribution limit, if the contract provides for it. Sellers cannot pay your minimum 3.5% investment — that must come from you, an eligible gift, or an approved assistance program.
What is the property tax escrow like in Fort Collins & Loveland?
Colorado's directional effective rate is 0.45%, so a $552,000 home escrows roughly $207 a month. Hail is the dominant claim type on the Front Range; roof age drives both premium and insurability.
Why is homeowners insurance such a large line here?
Because the premium, not the interest rate, is often what moves the payment in Colorado. At the $552,000 reference value the directional insurance escrow is about $333 a month, and carriers price it on roof age, claims history and exposure rather than on your credit file. Get a bindable quote early — the underwriter uses the real premium, not an estimate.
Who chooses the title company in Colorado?
Colorado is a title/escrow state. Customary practice varies by county and by contract; the purchase agreement controls who selects and who pays.
Are closing costs different on a refinance?
Yes. There is no down payment, transfer tax usually does not apply the same way, and an FHA Streamline refinance does not require a new appraisal in most cases. You still pay lender, title and recording charges and you still set up a new escrow account.
Can I roll closing costs into the loan?
On a purchase, no — only upfront MIP is financed; other costs must be paid, credited or gifted. On a rate-and-term refinance, allowable costs can generally be included subject to FHA's maximum mortgage calculation.
Does the home have to be my primary residence?
Yes. Every FHA forward program requires owner occupancy — you must occupy the home as your primary residence, generally within 60 days of closing. Second homes and investment properties are not eligible for FHA financing.
What documents will a Fort Collins & Loveland borrower need?
Thirty days of pay stubs, two years of W-2s (or two years of full tax returns if you are self-employed), two months of statements for every account used for funds, photo ID, and a written explanation for any employment gap. Self-employed income is underwritten on net income after expenses, which is usually lower than gross deposits.
How is self-employed income treated compared to W-2 income?
W-2 income is documented with pay stubs and W-2s and is usually taken at face value. Self-employed income is averaged from two years of filed returns after business expenses and depreciation adjustments, and a declining trend is generally used at the lower figure. Two borrowers with the same deposits can qualify very differently for this reason.
Is Simply Approved Mortgages licensed in Colorado?
Yes. Simply Approved Mortgages LLC (NMLS #2620881) is licensed to arrange residential mortgage loans in Florida and Colorado, including Larimer County, CO. We are a mortgage broker, not a direct lender, and all loans are subject to lender underwriting and approval.
Where do the Larimer County, CO figures on this page come from?
County loan limits come from HUD's official CHUMS 2026 forward-limit file. Median values are the HUD dataset's reference figures; property tax and insurance figures are directional values derived from U.S. Census Bureau ACS and NAIC published data. Nothing here is a rate quote, a loan offer, or a commitment to lend.
FHA programs available in Fort Collins & Loveland
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Florida Mortgage Broker License #MBR7685 | Colorado Mortgage Company Registration
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