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UpdatedAugust 22, 2026ReviewedAugust 23, 2026Where our FHA figures come from
Homes in Thornton & Commerce City, Colorado — HECM financing and 2026 FHA limits in Adams County

HECM loans in Thornton & Commerce City, CO (Adams County)

The 2026 HUD one-unit FHA limit in Adams County is $862,500, so a HECM here supports a purchase price of roughly $893,782 with 3.5% down (about $31,282). Adams County is the Denver metro's entry point for FHA buyers, with the largest supply of homes priced well under the county limit.

1-unit limit
$862,500
2-unit limit
$1,104,150
Max price at 3.5% down
$893,782
Minimum down
$31,282

Pre-qualify in Thornton & Commerce City

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Simply Approved Mortgages LLC | NMLS #2620881 — a mortgage broker, not a direct lender. Submitting this form is an inquiry only; it is not an application, quote, pre-approval, approval or commitment to lend. All loans are subject to lender underwriting and approval. Equal Housing Opportunity. See our Privacy Notice.

HECM in Thornton & Commerce City at a glance

In Adams County, the 2026 FHA one-unit limit of $862,500 sets the maximum HECM loan amount, and HUD's reference median value for the county is $750,000.

  • One-unit limit $862,500; four-unit limit $1,658,700
  • Upfront MIP at the limit: $15,094 (1.75%, normally financed)
  • HUD reference median value in Adams County: $750,000
  • HUD metro area: DENVER-AURORA-CENTENNIAL
  • Directional escrow at the county median: about $615 a month
  • Local watch item: New-build metro districts and radon mitigation are the two items that most often change the numbers after inspection.

Last reviewed August 23, 2026 against current FHA (HUD 4000.1) guidelines.

HECM Rates in Thornton & Commerce City, Colorado

Buyers pricing an FHA loan in Thornton & Commerce City, Colorado and the rest of Adams 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 HECM local page.

Snapshot pricing unavailable

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.

Loading the most recent FHA pricing snapshot…

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.

Get my own FHA pricing

The three cards above are examples from the latest daily snapshot. Enter your own purchase price, down payment, credit score and location to see every eligible FHA option for your scenario, priced right now.

What $862,500 buys in Thornton & Commerce City

FHA limits cap the loan amount, not the price. Here is the arithmetic on this county's own HUD limit.

Max purchase price at 3.5% down
$893,782
Minimum down payment
$31,282
Max FHA base loan amount
$862,500
Upfront MIP (1.75%, financed)
$15,094

Source: HUD CHUMS 2026 forward limit file. Figures are HUD maximums and illustrations — not a rate quote, an approval, or a commitment to lend.

Using a HECM in Thornton & Commerce City

Colorado homeowners who bought before the Front Range run-up frequently hold large amounts of equity against a modest income, which is the profile the HECM was designed for. The national HECM lending limit applies, so the Denver-area high-cost county limit is not the constraint.

Colorado's low effective property tax rate keeps the ongoing obligation smaller than in most states, which reduces how often a Life Expectancy Set-Aside is needed — but hail-driven insurance premiums have moved in the opposite direction and are now the larger recurring cost on many files.

In Adams County specifically: Adams County is the Denver metro's entry point for FHA buyers, with the largest supply of homes priced well under the county limit. With the county limit at $862,500 against a HUD reference median of $750,000, the limit sits above the typical Thornton & Commerce City-area value, so most of the market is within FHA reach.

Thornton & Commerce City watch item

New-build metro districts and radon mitigation are the two items that most often change the numbers after inspection.

County data

County FIPS
CO001
HUD metro area
DENVER-AURORA-CENTENNIAL
HUD median value
$750,000
Four-unit limit
$1,658,700

Thornton & Commerce City ownership costs that change the payment

Monthly property tax (county median value)
$281
Monthly insurance (directional)
$333
Monthly escrow total
$615
Closing convention
Title/escrow state

Colorado transfer / documentary tax: Documentary fee $0.01 per $100 of price (one of the lowest in the country).

Property tax and insurance figures are directional reference values derived from U.S. Census Bureau ACS and NAIC published data applied to the HUD median value for Adams County — not quotes. Your actual escrow depends on the parcel, exemptions and carrier.

Down payment assistance for Thornton & Commerce City buyers

CHFA and local Colorado programs

The Colorado Housing and Finance Authority (CHFA) offers first-mortgage programs with down payment assistance that can be layered with FHA financing, and Denver metro jurisdictions add their own assistance. Eligibility, funding availability and terms are set by the administering agency, not by us.

Check DPA eligibility Official program information

HECM in Thornton & Commerce City — quick answers

What is the HECM loan limit in Adams County, CO for 2026?
HUD's 2026 one-unit FHA limit for Adams County is $862,500, with $1,104,150 for a duplex, $1,334,700 for a triplex and $1,658,700 for a fourplex. The HECM program uses that same county limit.
How much loan can an HECM support in Adams County, CO?
At the $862,500 limit, 3.5% down supports a purchase price of roughly $893,782 with about $31,282 down. Upfront mortgage insurance of 1.75% ($15,094 at the limit) is normally financed on top of the base loan. These are illustrations, not a quote or an approval.
What credit score do I need for an HECM loan in Colorado?
FHA sets 580 as the minimum score for 3.5% down and allows 500-579 with 10% down. FHA does not publish a different score requirement for Colorado — but lenders apply their own overlays, and a stronger score usually improves the rate you are offered.
What will taxes and insurance add to the payment in Adams County, CO?
Using Colorado's directional effective property tax rate of 0.45% and a typical annual homeowners premium near $4,000, escrow on a $750,000 home runs roughly $281 a month in taxes plus $333 in insurance — about $615 before mortgage insurance. Actual figures depend on the exact parcel, carrier and exemptions.

HECM Thornton & Commerce City frequently asked questions

What is the HECM loan limit in Adams County, CO for 2026?

HUD's 2026 one-unit FHA limit for Adams County is $862,500, with $1,104,150 for a duplex, $1,334,700 for a triplex and $1,658,700 for a fourplex. The HECM program uses that same county limit.

How much loan can an HECM support in Adams County, CO?

At the $862,500 limit, 3.5% down supports a purchase price of roughly $893,782 with about $31,282 down. Upfront mortgage insurance of 1.75% ($15,094 at the limit) is normally financed on top of the base loan. These are illustrations, not a quote or an approval.

What credit score do I need for an HECM loan in Colorado?

FHA sets 580 as the minimum score for 3.5% down and allows 500-579 with 10% down. FHA does not publish a different score requirement for Colorado — but lenders apply their own overlays, and a stronger score usually improves the rate you are offered.

What will taxes and insurance add to the payment in Adams County, CO?

Using Colorado's directional effective property tax rate of 0.45% and a typical annual homeowners premium near $4,000, escrow on a $750,000 home runs roughly $281 a month in taxes plus $333 in insurance — about $615 before mortgage insurance. Actual figures depend on the exact parcel, carrier and exemptions.

Can I use down payment assistance with an HECM loan in Colorado?

The Colorado Housing and Finance Authority (CHFA) offers first-mortgage programs with down payment assistance that can be layered with FHA financing, and Denver metro jurisdictions add their own assistance. Eligibility, funding availability and terms are set by the administering agency, not by us. Assistance is layered behind the FHA first mortgage and does not change FHA's own underwriting requirements.

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 Adams County, CO. We are a mortgage broker, not a direct lender, and all loans are subject to lender underwriting and approval.

What should Thornton & Commerce City buyers watch out for on an FHA file?

New-build metro districts and radon mitigation are the two items that most often change the numbers after inspection — and on an HECM file that item is best raised inside the inspection period, because the appraiser's condition notes and the underwriter's clearance both have to be resolved before a closing date can hold.

Does the property have to be my primary residence?

Yes. Every FHA forward program, including the HECM, requires owner occupancy — you must occupy the home as your primary residence, generally within 60 days of closing. Second homes and rentals are not eligible.

Can I buy a condo in Adams County, CO with an HECM loan?

Only if the project is on HUD's approved condominium list or the unit qualifies for single-unit approval. Colorado condo and attached-townhome projects vary, so check status before you write the offer. You can search the current list on HUD's condominium lookup.

How long does an HECM loan take to close in Colorado?

A clean file commonly runs on a standard 30-45 day contract timeline. Appraisal scheduling, insurance binding and, for attached homes, condo documentation are the items that most often move the date.

What documents will I need?

Expect 30 days of pay stubs, two years of W-2s or full tax returns if self-employed, two months of bank statements for every account used, photo ID, and a written explanation for any employment gap. Self-employed borrowers are underwritten on net income after expenses, which is often lower than gross deposits.

Where do these Adams County, CO numbers come from?

County loan limits come from HUD's official CHUMS 2026 forward-limit file. Median values are the HUD dataset's reference figures, and the tax and insurance ranges are directional figures derived from Census ACS and NAIC published data. Nothing on this page is a rate quote, a loan offer, or a commitment to lend.

Other FHA programs in Thornton & Commerce City

FHA 203(b) in Thornton & Commerce City
The standard FHA mortgage — 3.5% down, flexible credit, owne…
FHA 203(k) in Thornton & Commerce City
Buy a fixer-upper and roll renovation costs into one mortgag…
FHA Streamline in Thornton & Commerce City
Refinance your existing FHA loan with no appraisal and minim…
FHA Cash-Out in Thornton & Commerce City
Tap your home equity with an FHA refinance — up to 80% LTV…

Nearby Colorado markets for HECM loans

HECM in DenverHECM in Colorado SpringsHECM in Aurora & CentennialHECM in Lakewood & GoldenHECM in Castle Rock & ParkerHECM in Boulder & Longmont
All Colorado HECM informationAdams County FHA loan limitsCounty limit lookup

Who you are working with

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Sources for this page

Program rules and figures on this page are taken from the primary government sources below, not from third-party summaries.

Simply Approved Mortgages is not affiliated with or endorsed by HUD, FHA, or any government agency.

Included with your FHA estimate

Get your FHA Pre-Approval Summary.

Complete the short form and we send back a full FHA breakdown: your county loan limit, the minimum FHA down payment, financed upfront MIP, monthly mortgage insurance, and an estimated payment — plus whether down payment assistance can cover your cash to close.

  • Maximum FHA loan amount for your county
  • Minimum FHA down payment and cash-to-close estimate
  • Upfront and annual MIP included
  • Estimated monthly payment with taxes and insurance
Get my FHA estimate

Takes about 3 minutes · No obligation · Summary emailed and shown on screen

Illustration only, generated from the information you enter. Not a Loan Estimate, pre-qualification, commitment to lend, or approval. Subject to appraisal, credit and income review, FHA guidelines, and final lender approval. Equal Housing Opportunity.

FHA Estimate Summary
Purchase price
$385,000
Down payment (3.5%)
$13,475
Base loan amount
$371,525
Financed UFMIP (1.75%)
$6,502
Est. monthly payment
Shown in your summary

Sample figures for illustration only — not a quote, rate lock, offer of credit or commitment to lend. Simply Approved Mortgages · NMLS #2620881 · Equal Housing Opportunity

Weighing it up

Pros and cons of this FHA program

The trade-offs below are specific to this FHA program. Reviewed August 23, 2026 against HUD Handbook 4000.1 and the current HUD county loan limit file.

What works in your favor

  • Every FHA program shares the same 3.5%-down, 580-FICO core eligibility.
  • Gift funds and seller credits are permitted across the program family.
  • Moving between FHA programs mid-file is possible without starting over.

What to plan around

  • Each program carries its own appraisal, documentation and timeline rules.
  • Mortgage insurance applies across the family and is priced by term and LTV.
  • The county limit still caps the loan amount whichever program you choose.
Worked example

The 3.5%-down structure this program is built on

Program mechanics differ, but the down payment and MIP arithmetic below is the base every FHA file starts from.

The 3.5%-down structure this program is built on
Purchase price$425,000
FHA down payment at 3.5%$14,875
Base loan amount$410,125
Upfront MIP at 1.75%, financed$7,177
Total FHA loan amount$417,302

Illustration only — not a quote, rate lock, offer or commitment to lend. Subject to lender underwriting and approval.

Document checklist

What documents you need for this FHA program

This is the set an FHA underwriter typically asks for. Having it ready before you write an offer is the single biggest difference between a two-week and a six-week file.

Identity and residency

  • Government-issued photo ID and Social Security number
  • Two-year residence history with landlord contact where you rented

Assets

  • Two months of statements for every account used for down payment or reserves
  • A signed gift letter plus the donor's source of funds for any gifted money
  • Retirement statements when reserves are drawn from those accounts

Property and credit

  • Fully executed purchase contract with all addenda
  • Homeowners insurance quote, plus flood coverage where required
  • Written explanation for credit events, plus bankruptcy or foreclosure paperwork if applicable

Specific to this scenario

  • Any program-specific documentation, such as a contractor bid on a renovation file
Income documentation

Self-employed vs. W-2 employed: what it means for your FHA loan

The program you choose does not change how your income is documented — how you are paid does. FHA does not apply a different credit score, down payment or county limit to self-employed borrowers — it applies a different documentation standard.

FHA documentation differences between W-2 employed and self-employed borrowers
ItemW-2 employedSelf-employed
History requiredTwo-year employment history, with gaps explained. A job change inside the same field is usually fine.Generally two years of self-employment. A shorter history can sometimes be considered when there is documented prior experience in the same line of work.
How income is calculatedBase pay from pay stubs and W-2s. Bonus, overtime and commission generally need a two-year history to be averaged in.Net income from tax returns, averaged and adjusted for allowable add-backs such as depreciation. Write-offs that reduce taxable income also reduce qualifying income.
Documents that open the file30 days of pay stubs, two years of W-2s, and a verification of employment.Two years of personal and business returns, year-to-date P&L and balance sheet, and evidence the business is still operating.
Verification at closingThe employer is re-verified shortly before closing; do not change jobs mid-process without telling your loan officer.Continued existence of the business is re-verified close to closing, typically through a third-party or licensing check.
Most common delayUnexplained gaps, a new job with variable pay, or a VOE the employer never returns.A declining year over year, or a large deduction that removes the very income needed to qualify.
What we suggestGet the VOE moving on day one — it is the item most often outstanding at the end.Have your accountant produce the year-to-date P&L before you shop, so qualifying income is known before you write an offer.

If you are W-2 employed

  • Pay stubs covering the most recent 30 days
  • W-2 forms for the last two years
  • A verification of employment; HUD Handbook 4000.1 Update 18 tightened the written and electronic VOE rules, so expect the employer record to be verified directly
  • Documentation of bonus, overtime or commission income if you want it counted

If you are self-employed

  • Two years of personal federal tax returns, all schedules
  • Two years of business returns for a partnership, S-corp or C-corp, plus K-1s
  • A year-to-date profit and loss statement and balance sheet
  • Business license, CPA letter or equivalent evidence the business is active

General FHA documentation guidance per HUD Handbook 4000.1, including Update 18 changes to written and electronic verification of employment. Requirements vary by borrower, property, lender and program, and all loans are subject to lender underwriting and approval. Sources: HUD Handbook 4000.1

Run the numbers for Adams County

FHA payment, affordability, closing cost and refinance calculators for Adams County, Colorado

Prefilled with the 2026 HUD reference median of $750,000 for Adams County, Colorado, a 0.45% effective property tax rate and a directional $4,000 annual homeowners premium. Change any input — the interest rate is your own assumption, not an offer.

$
%

FHA minimum is 3.5% at 580+ credit.

%

Your assumption — not a quoted rate.

yrs
%
$
Estimated total monthly payment
$5,601
Principal & interest
$4,655
FHA annual MIP
$332
Property tax
$281
Homeowners insurance
$333
Down payment
$26,250
Loan amount incl. financed UFMIP
$736,416
See Today's Rates

Figures are illustrations based on the values you entered — not an offer, rate lock, or commitment to lend. Emailing your scenario sends it to a licensed loan officer in Florida or Colorado.

Estimates for general educational purposes only. Interest rates shown are assumptions you enter, not quoted rates, and nothing here is a rate lock, APR, payment quote, pre-approval, offer or commitment to lend. Results exclude HOA dues, flood or wind policies, mortgage insurance changes, points and lender-specific fees. FHA upfront MIP of 1.75% and annual MIP of 0.55% follow HUD Mortgagee Letter 2023-05 for a 30-year term at 3.5% down. Property tax and insurance inputs are directional state references, not a parcel-level bill. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state. All loans are subject to lender underwriting and approval. Equal Housing Opportunity. Sources: HUD Mortgagee Letter 2023-05 (MIP) · HUD Mortgagee Letter 2025-23 (2026 loan limits) · U.S. Census Bureau ACS · NAIC homeowners insurance · CFPB Closing Disclosure

Taxes, insurance and local expenses

What owning actually costs in Adams County, Colorado

Mortgage pricing moves the payment a little. Property tax and insurance move it a lot, and they are entirely local. These figures are built from the 2026 HUD county dataset for Adams County, Colorado and Colorado tax and settlement conventions, reviewed August 23, 2026.

Estimated ownership costs in Adams County, Colorado on a $750,000 home
CostEstimateHow it works here
Property tax$281 / moAbout 0.45% effective on $750,000 — roughly $3,375 a year. Millage is set locally, so verify the parcel's actual bill.
Homeowners insurance$333 / moDirectional $4,000 a year for a single-family owner policy in Colorado. Wind, hail and flood may be separate policies.
FHA annual mortgage insurance$332 / mo0.55% of the $723,750 base loan at 3.5% down, 30-year term, per HUD Mortgagee Letter 2023-05.
FHA upfront MIP$12,6661.75% of the base loan, normally financed into the $736,416 total loan amount rather than paid in cash.
State transfer / documentary taxCODocumentary fee $0.01 per $100 of price (one of the lowest in the country).
Settlement conventionTitle/escrow stateA title or escrow company customarily conducts the closing and issues the policy.

The expense buyers here miss most

Hail is the dominant claim type on the Front Range; roof age drives both premium and insurability.

How this affects the FHA file

Taxes and insurance are part of the qualifying payment, so a $614 escrow in Adams County consumes debt-to-income capacity before a single dollar of principal and interest is counted. Underwriting uses the post-closing figures, not the seller's current bill.

Estimates for general education only — not a quote, rate, APR, pre-approval, offer or commitment to lend. Property tax rates are effective rates derived from U.S. Census Bureau ACS data; actual millage is set by county, city, school and special districts. Insurance figures are directional annual premiums, not quotes. Transfer, deed, recordation and mortgage taxes summarise state-level statutes; counties and municipalities frequently add their own. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Sources: U.S. Census Bureau — ACS property tax data · NAIC Homeowners Insurance Report · CFPB — understanding closing costs

Local FHA & housing market updates

Local FHA and housing market updates for Adams County, Colorado

Dated changes from the official sources that actually govern an FHA file here, each one linked to the primary source it came from. Nothing below is a rate quote, an offer of credit, a prediction or advice about when to buy.

  1. Local cost pressureVerified January 1, 2026

    What is moving the payment in Colorado: taxes, insurance and settlement costs

    Reported by U.S. Census Bureau: Effective property tax in Colorado runs about 0.45% of owner-occupied value, and a directional single-family homeowners premium is around $4,000 a year.

    What it means in Adams County (our analysis): In Adams County, Colorado, hail is the dominant claim type on the Front Range; roof age drives both premium and insurability. Colorado is customarily a title/escrow state, and documentary fee $0.01 per $100 of price (one of the lowest in the country). On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    American Community Survey (ACS) housing cost tables
  2. Down payment assistanceVerified August 12, 2026

    CHFA keeps its assistance options paired with FHA first mortgages

    Reported by Colorado Housing and Finance Authority (CHFA): The Colorado Housing and Finance Authority publishes the current terms of its homebuyer loans and down payment assistance options.

    What it means in Adams County (our analysis): Adams County, Colorado buyers pair these seconds with an FHA first mortgage, so the assistance amount, lien position and repayment terms change the FHA qualifying picture here. Program terms are set by the agency and change without notice — confirm current terms on the agency page before relying on them. On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    CHFA — homebuyer loan and down payment assistance programs
  3. Program rulesVerified August 12, 2026

    HUD published HUD Handbook 4000.1 Update 18

    Reported by U.S. Department of Housing and Urban Development: The update changed how lenders handle written and electronic verification of employment, restructured Federal Home Loan Bank set-aside treatment for down payment assistance, and revised HECM life expectancy set-aside requirements.

    What it means in Adams County (our analysis): These are national underwriting rules, not local ones: a file on a Adams County, Colorado property is underwritten to the same handbook, so the practical local effect is on how quickly employment can be re-verified before closing here. On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    HUD Single Family Housing Policy Handbook 4000.1
  4. Local valuesVerified January 1, 2026

    Reference median value used for Adams County this cycle: $750,000

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 limit calculation for this county is anchored to a median value of $750,000 inside the DENVER-AURORA-CENTENNIAL area.

    What it means in Adams County (our analysis): At 3.5% down that implies roughly $26,250 of down payment on a median-priced Adams County purchase, before closing costs and prepaid escrows. Reference figure only — not an appraisal, valuation or offer. On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    HUD Mortgagee Letter setting the annual limits
  5. Conforming limitsVerified January 1, 2026

    FHFA's 2026 conforming limits reset the FHA-versus-conventional line

    Reported by Federal Housing Finance Agency: FHFA publishes conforming loan limits each year alongside HUD's FHA limits.

    What it means in Adams County (our analysis): In Adams County, Colorado the two limits do not match, so above $862,500 a conventional loan can finance a larger amount than FHA — which is why both programs are worth pricing side by side on a purchase here. On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    FHFA conforming loan limits
  6. FHA loan limitsVerified January 1, 2026

    Adams County's 2026 one-unit FHA limit is $862,500

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 county file sets the one-unit insured maximum in Adams County, Colorado at $862,500, with $1,104,150 on an owner-occupied two-unit property.

    What it means in Adams County (our analysis): The limit applies to FHA case numbers assigned on or after January 1, 2026 — the case number date, not your contract date, controls which year's limit applies to a Adams County purchase. On this program page it matters because the program requirements above are applied to the local limit and local property costs shown here.

    HUD county loan limit file (CHUMS)
Simply Approved Mortgages Expert Insight
HECM commentary · Last reviewed August 23, 2026

HECM decisions should include the family

A HECM converts equity to income for borrowers 62 and older, with HUD-required counseling before application. Because the loan affects heirs and the property's future disposition, we encourage borrowers to include the people affected in the conversation early.

Our recommendation

Complete HUD counseling and involve your family before applying.

Simply Approved Mortgages · licensed mortgage broker · NMLS #2620881 · Equal Housing Opportunity
Ask Simply AI

Ask SAM anything about FHA loans in Adams County, Colorado

SAM is the Simply Approved Mortgages AI assistant, grounded in HUD Handbook 4000.1 and the 2026 HUD county limit file. It answers general FHA questions instantly. A licensed loan officer reviews every scenario before any terms are confirmed.

Hi — I'm SAM. Ask me about FHA loan limits, credit, mortgage insurance, down payment assistance or what an underwriter will need from you. General education only: I don't quote rates, and nothing I say is an offer or commitment to lend.

General information only — not advice, a quote, or an offer of credit.

Popular on this page

Talk to a licensed loan officer 877-813-7219

Ask Simply AI provides general educational information about FHA loan programs. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.

Where to go next

Continue with the FHA topic that matches where you are, or talk to a licensed loan officer about your own numbers.

How FHA loans work

What FHA insurance is and who it fits.

FHA requirements

Credit, income, DTI and property rules.

FHA credit score rules

580 vs 500–579 and what they change.

Down payment & assistance

3.5% minimum, gift funds and DPA options.

Mortgage insurance (MIP)

Upfront and annual MIP, and how long it lasts.

FHA loan limits

County-by-county HUD maximums.

FHA closing costs

What you pay and what a seller can cover.

FHA loan programs

203(b), 203(k), streamline, cash-out and more.

FHA calculators

Payment, affordability, MIP and break-even tools.

First-time buyer guide

Step-by-step from budget to closing.

Start My Approval Contact a licensed loan officer Submitting a request is not an application, approval or commitment to lend.
Down Payment Assistance

The FHA DPA Program

Short on cash to close? Ask about the FHA DPA, offered through Simply Approved Mortgages: 2.5%, 3.5%, or 5% of your loan amount toward your down payment and closing costs, structured as a 10-year repayable second lien at your first-mortgage rate + 2%. FICO 580+, primary residence only — it's an option on every loan program on this site.

How it works

Three tiers. Real money toward your home.

  • 2.5% / 3.5% / 5% of the lesser of purchase price or appraised value
  • Pairs with FHA, Conventional, VA, and USDA first mortgages
  • 10-year repayable second lien — no silent forgivable strings
  • Available to FICO 580+ primary-residence buyers
Full DPA program details
Not available in: New York, Washington, U.S. Virgin Islands, Guam, Northern Mariana Islands, and American Samoa. All loans subject to underwriting approval and program guidelines.
Amount calculator & eligibility checker

See how much assistance you may qualify for

Enter a purchase price, pick an assistance tier, and confirm property and residency. Results are illustrative — not a quote or commitment.

Simply Approved Mortgages DPA

DPA amount calculator & eligibility checker

Estimate 3.5% assistance on the lesser of price or appraisal, layered over a 30-year fixed FHA first mortgage.

Estimated DPA
$14,000
3.5% of $400,000
2nd-lien P&I
$174
10-yr · 8.500%

Amount calculator

Assistance tier
Lesser of price or appraisal
$400,000
DPA at 3.5%
$14,000
2nd-lien term
10-year fixed, repayable
2nd-lien rate
8.500%
Monthly P&I
$174/mo

Illustrative only — not a quote, lock, offer, or commitment to lend. Binding figures appear only on your Loan Estimate and Closing Disclosure.

Eligibility checker

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Property in NY, WA, USVI, Guam, MP, or AS?

Answer each question above to see your preliminary result.

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Figures are illustrations based on the values you entered — not an offer, rate lock, or commitment to lend. Emailing your scenario sends it to a licensed loan officer in Florida or Colorado.

Preliminary self-check only — no credit pulled. Not a quote, lock, offer, or commitment to lend. Simply Approved Mortgages is not affiliated with HUD, FHA, VA, USDA, FHFA, or any government agency. Equal Housing Opportunity. NMLS# 2620881.

Our pricing philosophy

Transparency. Simplicity. Consumer Choice.

At Simply Approved Mortgages, we believe borrowers deserve clear information, professional guidance, and access to competitive mortgage solutions.

Our company is built around a straightforward philosophy: provide transparent mortgage guidance, maintain a consistent compensation structure on most transactions, and help borrowers make informed financing decisions based on their individual needs and goals.

For many mortgage transactions, Simply Approved Mortgages typically operates using a lender-paid compensation structure of approximately 1.50%. Actual compensation may vary based on lender requirements, loan program, state regulations, loan amount, and other transaction-specific factors.

We believe transparency helps consumers better understand the mortgage process and make informed decisions when comparing financing options.

Our promise

Mortgage financing should be understandable, transparent, and focused on helping consumers make informed decisions.

Our goal isn't to maximize compensation per transaction. Our goal is to build lifelong client relationships through transparency, service, and competitive mortgage solutions.

Why compensation transparency matters

Understanding all aspects of the financing process

Many borrowers spend significant time comparing interest rates, but may be less familiar with how mortgage companies and loan originators are compensated.

Compensation structures can vary among lenders, mortgage brokers, banks, credit unions, and other mortgage providers. Compensation is only one component of a mortgage transaction and should be evaluated alongside interest rates, APR, lender fees, discount points, closing costs, loan features, and overall loan suitability.

At Simply Approved Mortgages, we believe consumers benefit from understanding all aspects of the financing process before making a decision.

Interactive illustration

See how compensation scales by loan amount

Move the slider to compare a hypothetical 1.50% Simply Approved Mortgages compensation structure with a hypothetical 2.75% used by some other lending options. For educational purposes only.

$400,000
$50,000$2,000,000
Typical market comp at 2.75%$11,000
Simply Approved Mortgages at 1.50%$6,000
Potential closing cost difference
Hypothetical impact on lender compensation only
~$5,000

For illustration only. Figures are hypothetical and not a quote, offer, rate lock, or guarantee of savings. Lender compensation is one component of closing costs; actual loan terms, interest rates, fees, APR, and total costs vary by program, loan amount, credit qualifications, property, occupancy, state, and market conditions.

Illustrative compensation comparison

Comparing a hypothetical 1.50% to a hypothetical 2.75%

The example below compares a hypothetical 1.50% compensation structure used by Simply Approved Mortgages to a hypothetical 2.75% structure used by some other lending options, solely for educational purposes.

Loan AmountSimply Approved Mortgages (1.50%)Other lending options (2.75%)Difference
$250,000$3,750$6,875$3,125
$350,000$5,250$9,625$4,375
$500,000$7,500$13,750$6,250
$750,000$11,250$20,625$9,375
$1,000,000$15,000$27,500$12,500

These examples are illustrative only and are intended to demonstrate how different compensation percentages may produce different compensation amounts based on loan size.

These examples do not represent borrower fees, interest rates, APR, closing costs, loan terms, pricing, or savings, and should not be interpreted as a guarantee that any borrower will receive lower costs or better loan terms.

Our commitment to borrowers

Our goal is to provide

  • Professional mortgage guidance
  • Transparent communication throughout the loan process
  • Access to a broad range of mortgage programs
  • Competitive financing options based on borrower qualifications
  • A streamlined application and approval experience
  • Support for homebuyers, homeowners, and real estate investors
A team-focused approach

Support for every type of borrower

Whether you're purchasing a home, refinancing an existing mortgage, consolidating debt, or financing an investment property, our team is committed to helping you evaluate available options and make informed decisions.

Compare more than just the interest rate

When evaluating mortgage options, borrowers should consider the complete financing package

  • •Interest Rate
  • •Annual Percentage Rate (APR)
  • •Lender Fees
  • •Discount Points
  • •Closing Costs
  • •Loan Features and Flexibility
  • •Prepayment Terms
  • •Product Eligibility Requirements
  • •Customer Service and Support

The most appropriate mortgage solution depends on each borrower's individual financial circumstances, objectives, qualifications, and preferences.

Important Disclosure: Simply Approved Mortgages LLC typically utilizes a lender-paid compensation structure of approximately 1.50% on many mortgage transactions; however, compensation may vary based on lender requirements, loan program, state law, loan amount, borrower qualifications, and other transaction-specific factors. Compensation is only one component of mortgage pricing and does not, by itself, determine interest rates, APR, lender fees, closing costs, loan terms, or overall borrower costs. The information provided on this page is for general educational and informational purposes only and should not be construed as mortgage advice, a commitment to lend, an offer to extend credit, a rate quote, a loan approval, or a guarantee of savings. All mortgage loans are subject to credit approval, underwriting requirements, property approval, and program eligibility guidelines. Borrowers should carefully review all disclosures, including the Loan Estimate and Closing Disclosure, before proceeding with any mortgage transaction. Simply Approved Mortgages LLC • NMLS #2620881 • Equal Housing Opportunity.

Ready when you are

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Simply Approved Mortgages • NMLS #2620881 • Licensed in Colorado and Florida

Quick pre-qualification

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Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only. We ask first so we never collect a mortgage inquiry we are not licensed to act on.

Step 1 of 2 — takes about 30 seconds. Step 2 is optional detail you can skip anytime by calling us.

Simply Approved Mortgages LLC | NMLS #2620881 — a mortgage broker, not a direct lender. Submitting this form is an inquiry only; it is not an application, quote, pre-approval, approval or commitment to lend. All loans are subject to lender underwriting and approval. Equal Housing Opportunity. See our Privacy Notice.

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