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UpdatedJanuary 1, 2026ReviewedAugust 23, 2026Where our FHA figures come from
Residential neighborhood in Colorado representing FHA loan limits and down payment assistance for Colorado homebuyers
FHA Loans in CO

Colorado FHA loan limits, 2026

Colorado FHA limits range from the $541,287 national floor up to the $1,249,125 ceiling in mountain-resort counties such as Pitkin (Aspen), Eagle (Vail), and Summit (Breckenridge). Front Range and other high-cost counties fall in between — check HUD for your county.

Lowest county limit
$541,287
Highest county limit
$1,249,125
Counties covered
64
High-cost counties
29

Pre-qualify in Colorado

A licensed loan officer reviews your scenario. Approval decisions are made by the lender.

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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.

Quick answer

What is the FHA loan limit in Colorado for 2026?

For 2026, the one-unit FHA loan limit in Colorado is $541,287 in its lowest-cost counties and $1,249,125 in its highest, across 64 counties, 29 of which HUD designates high-cost. The limit is set by county, not by lender, and applies to FHA case numbers assigned on or after January 1, 2026. You can still buy with 3.5% down at a 580 FICO.

  • Lowest Colorado county limit: $541,287
  • Highest Colorado county limit: $1,249,125
  • Counties covered: 64
  • HUD high-cost counties: 29
  • Minimum down payment: 3.5% with a 580+ FICO
  • National 2026 range: $541,287–$1,249,125

Source: HUD county loan-limit tables for 2026. Figures are HUD maximums, not a quote, approval, or commitment to lend. Reviewed by the licensed mortgage team at Simply Approved Mortgages against HUD Handbook 4000.1 — see our editorial policy.

What Colorado buyers should take from these limits

  • The $707,838 spread between Colorado's lowest and highest county limit means your maximum FHA loan can change simply by crossing a county line.
  • FHA caps the loan, not the price: with 3.5% down the highest Colorado limit supports a purchase price near $1,294,430.052.
  • 29 Colorado counties are HUD high-cost, so those limits are rebalanced each December from local median prices.
  • Multi-unit purchases raise the cap substantially, provided you occupy one of the units as your primary residence.
  • We are licensed in Colorado, so a licensed loan officer can review your scenario directly.

Verified state data

Colorado housing and economic snapshot (2024)

Compiled from Census American Community Survey county estimates across 64 Colorado counties, plus published Bureau of Labor Statistics unemployment data. County-level medians vary widely, so we show the spread rather than a single headline number.

Median of county home values
$390,250

Median across counties, not a state average

Median of county incomes
$73,468

Median household income across counties

Highest county median value
$1,139,100

Pitkin County

Unemployment rate
3.9%

BLS LAUS, 2026-07

FHFA house price index
+0.2% YoY

FHFA all-transactions index, 2026-04 (index 853.2)

Source: U.S. Census Bureau American Community Survey 2024 5-year estimates and U.S. Bureau of Labor Statistics and FHFA House Price Index (COSTHPI, via FRED). Government sources do not endorse any lender or loan program. The house price index is a published statistical series describing past sales and refinances statewide — it is not an appraisal, a valuation of any property, a rate, or an offer.

FHA Loan Rates in Colorado

Simply Approved Mortgages arranges FHA loans on Colorado primary residences, and the pricing below is live wholesale FHA pricing available to us for Colorado scenarios. FHA pricing is set per scenario, so your credit profile, base loan amount, loan-to-value, property type, term and lock period all move the number you actually get. Use the pricing form below to see live FHA options for your file, including provider APR and whether each option costs points or returns a lender credit. The options below are the same live wholesale FHA pricing referenced throughout this state overview.

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.

How FHA loans work in Colorado

FHA loans in Colorado follow the same federal rules as the rest of the country: 3.5% minimum down payment with a 580+ FICO, owner-occupied properties only, and federally-insured limits set county by county. Colorado FHA limits range from the $541,287 national floor up to the $1,249,125 ceiling in mountain-resort counties such as Pitkin (Aspen), Eagle (Vail), and Summit (Breckenridge). Front Range and other high-cost counties fall in between — check HUD for your county.

The lowest 2026 one-unit limit in Colorado is $541,287 and the highest is $1,249,125 across 29 HUD-designated high-cost counties. Nationally, 2026 limits run from $541,287 (floor) to $1,249,125 (ceiling), per HUD Mortgagee Letter 2025-23. Every number in the table below comes straight from HUD's official CHUMS county limit file.

Every Colorado county FHA loan limit (2026)

All 64 counties, one-unit through four-unit limits. Click any county for its full FHA profile, payment example, and local requirements.

County1 unit2 units3 units4 unitsTier
Adams County$862,500$1,104,150$1,334,700$1,658,700High-cost
Alamosa County$541,287$693,050$837,700$1,041,125Floor
Arapahoe County$862,500$1,104,150$1,334,700$1,658,700High-cost
Archuleta County$541,287$693,050$837,700$1,041,125Floor
Baca County$541,287$693,050$837,700$1,041,125Floor
Bent County$541,287$693,050$837,700$1,041,125Floor
Boulder County$879,750$1,126,250$1,361,350$1,691,850High-cost
Broomfield County$862,500$1,104,150$1,334,700$1,658,700High-cost
Chaffee County$713,000$912,750$1,103,350$1,371,150High-cost
Cheyenne County$541,287$693,050$837,700$1,041,125Floor
Clear Creek County$862,500$1,104,150$1,334,700$1,658,700High-cost
Conejos County$541,287$693,050$837,700$1,041,125Floor
Costilla County$541,287$693,050$837,700$1,041,125Floor
Crowley County$541,287$693,050$837,700$1,041,125Floor
Custer County$541,287$693,050$837,700$1,041,125Floor
Delta County$541,287$693,050$837,700$1,041,125Floor
Denver County$862,500$1,104,150$1,334,700$1,658,700High-cost
Dolores County$541,287$693,050$837,700$1,041,125Floor
Douglas County$862,500$1,104,150$1,334,700$1,658,700High-cost
Eagle County$1,249,125$1,599,375$1,933,200$2,402,625Ceiling
El Paso County$541,650$693,400$838,150$1,041,650High-cost
Elbert County$862,500$1,104,150$1,334,700$1,658,700High-cost
Fremont County$541,287$693,050$837,700$1,041,125Floor
Garfield County$1,249,125$1,599,375$1,933,200$2,402,625Ceiling
Gilpin County$862,500$1,104,150$1,334,700$1,658,700High-cost
Grand County$883,200$1,130,650$1,366,700$1,698,500High-cost
Gunnison County$747,500$956,950$1,156,700$1,437,500High-cost
Hinsdale County$563,500$721,400$872,000$1,083,650High-cost
Huerfano County$541,287$693,050$837,700$1,041,125Floor
Jackson County$541,287$693,050$837,700$1,041,125Floor
Jefferson County$862,500$1,104,150$1,334,700$1,658,700High-cost
Kiowa County$541,287$693,050$837,700$1,041,125Floor
Kit Carson County$541,287$693,050$837,700$1,041,125Floor
La Plata County$747,500$956,950$1,156,700$1,437,500High-cost
Lake County$1,092,500$1,398,600$1,690,600$2,101,000High-cost
Larimer County$634,800$812,650$982,300$1,220,800High-cost
Las Animas County$541,287$693,050$837,700$1,041,125Floor
Lincoln County$541,287$693,050$837,700$1,041,125Floor
Logan County$541,287$693,050$837,700$1,041,125Floor
Mesa County$541,287$693,050$837,700$1,041,125Floor
Mineral County$541,287$693,050$837,700$1,041,125Floor
Moffat County$1,089,050$1,394,200$1,685,250$2,094,350High-cost
Montezuma County$541,287$693,050$837,700$1,041,125Floor
Montrose County$541,287$693,050$837,700$1,041,125Floor
Morgan County$541,287$693,050$837,700$1,041,125Floor
Otero County$541,287$693,050$837,700$1,041,125Floor
Ouray County$750,950$961,350$1,162,050$1,444,150High-cost
Park County$862,500$1,104,150$1,334,700$1,658,700High-cost
Phillips County$541,287$693,050$837,700$1,041,125Floor
Pitkin County$1,249,125$1,599,375$1,933,200$2,402,625Ceiling
Prowers County$541,287$693,050$837,700$1,041,125Floor
Pueblo County$541,287$693,050$837,700$1,041,125Floor
Rio Blanco County$541,287$693,050$837,700$1,041,125Floor
Rio Grande County$541,287$693,050$837,700$1,041,125Floor
Routt County$1,089,050$1,394,200$1,685,250$2,094,350High-cost
Saguache County$541,287$693,050$837,700$1,041,125Floor
San Juan County$541,287$693,050$837,700$1,041,125Floor
San Miguel County$1,045,350$1,338,250$1,617,650$2,010,350High-cost
Sedgwick County$541,287$693,050$837,700$1,041,125Floor
Summit County$1,092,500$1,398,600$1,690,600$2,101,000High-cost
Teller County$541,650$693,400$838,150$1,041,650High-cost
Washington County$541,287$693,050$837,700$1,041,125Floor
Weld County$575,000$736,100$889,800$1,105,800High-cost
Yuma County$541,287$693,050$837,700$1,041,125Floor

Source: HUD CHUMS 2026 forward mortgage limits, effective for FHA case numbers assigned on or after January 1, 2026.

FHA programs available in Colorado

FHA 203(b)
FHA 203(b) Standard Home Loan

The standard FHA mortgage — 3.5% down, flexible credit, owner-occupied homes

FHA 203(k)
FHA 203(k) Renovation Loan

Buy a fixer-upper and roll renovation costs into one mortgage

FHA Streamline
FHA Streamline Refinance

Refinance your existing FHA loan with no appraisal and minimal paperwork

FHA Cash-Out
FHA Cash-Out Refinance

Tap your home equity with an FHA refinance — up to 80% LTV

HECM
FHA HECM Reverse Mortgage

Convert home equity to cash without a monthly mortgage payment — for homeowners 62 and older

Other state FHA guides

Alabama FHA loans
67 counties
Alaska FHA loans
30 counties
Arizona FHA loans
15 counties
Arkansas FHA loans
75 counties
California FHA loans
58 counties
Connecticut FHA loans
9 counties
Delaware FHA loans
3 counties
Florida FHA loans
67 counties
Search any U.S. county limit

Colorado FHA loan questions, answered

What is the FHA loan limit in Colorado for 2026?
Colorado FHA loan limits run from $541,287 to $1,249,125 for a one-unit home in 2026, depending on the county. HUD publishes a separate limit for each of the state's 64 counties, and they apply to case numbers assigned on or after January 1, 2026.
Which Colorado counties have higher FHA limits?
29 Colorado counties are above the $541,287 national floor for 2026, including Boulder, Denver, Eagle, Pitkin. The full county table on this page lists each limit.
How much do I need for a down payment on an FHA loan in Colorado?
FHA requires 3.5% down with a 580 or higher FICO score, so a $541,287 loan in Colorado needs roughly $19,632 down at the county maximum — far less on a typical Denver-area purchase price. The down payment may be 100% gifted from an eligible source, and down payment assistance may be layered where a program allows it.
Can I use an FHA loan for a multi-unit property in Colorado?
Yes. FHA finances 1–4 unit properties in Colorado as long as you occupy one unit as your primary residence within 60 days of closing. Each county page lists the 2-, 3-, and 4-unit limits, which are higher than the one-unit figure.
Where do these Colorado FHA limits come from?
Directly from HUD's official CHUMS forward loan limit file for CY2026 — the same dataset the FHA Connection system uses. We refresh the county tables from that file and show the verification date on this page.
Does Colorado have a state down payment assistance program for FHA buyers?
Housing finance agencies in most states, including Colorado, administer down payment assistance that can pair with an FHA first mortgage, subject to income limits, purchase-price caps, and homebuyer education. Terms differ by program, and Simply Approved Mortgages arranges residential mortgages only in Florida and Colorado.
What credit score do Colorado buyers need for an FHA loan?
HUD's minimums are federal: 580 for 3.5% down and 500–579 with 10% down. Lender overlays in Colorado commonly set a higher floor, so the same borrower can be declined by one lender and approved by another.
How much are FHA closing costs in Colorado?
Typically 2–5% of the purchase price, driven by Colorado title practice, transfer taxes, recording fees, and prepaid escrows for taxes and insurance. A seller may contribute up to 6% of the price toward those costs.
Can I buy a condo in Colorado with an FHA loan?
Yes, when the project is on HUD's condominium approval list or the unit qualifies for single-unit approval. Approval status changes over time, so verify it for the specific Colorado project before writing an offer.
Do FHA loans in Colorado require the home to be my primary residence?
Yes. FHA forward mortgages require you to occupy the Colorado property as your principal residence within 60 days of closing and generally for at least the first year. Second homes and investment properties are not eligible.
What is the FHA mortgage insurance cost for a Colorado borrower?
Upfront MIP is 1.75% of the base loan amount, usually financed, and annual MIP is roughly 0.55% for a standard 30-year loan with the minimum down payment. With 10% or more down, annual MIP ends after 11 years.
Are FHA appraisal rules different in Colorado?
No. HUD's Minimum Property Requirements apply statewide and nationwide. What differs locally is which conditions show up most — for example roof age, wind mitigation, or heating adequacy depending on the Colorado climate.
Can I use an FHA 203(k) renovation loan in Colorado?
Yes. The Limited 203(k) covers non-structural repairs up to the published cap and the Standard 203(k) handles larger or structural projects with a HUD-approved consultant, on eligible Colorado properties.
How do Colorado FHA limits compare with the national floor?
The 2026 national one-unit floor is $541,287. Colorado counties run from $541,287 to $1,249,125, so the county table on this page is the reliable reference rather than any single statewide number.
Can Simply Approved Mortgages help me finance a home in Colorado?
Simply Approved Mortgages LLC (NMLS #2620881) is licensed to arrange residential mortgages in Florida and Colorado only. If Colorado is outside that footprint, this page is educational reference and is not an offer to lend or an invitation to apply.

FHA loan availability in Colorado

Licensed in Colorado

Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender and loan program, and all loans are subject to lender underwriting and approval. Figures shown are estimates, not a quote or commitment to lend.

Ready to see what you qualify for?

Talk with a licensed FHA broker about your scenario. Licensed in Florida and Colorado.

Start My ApprovalCall 877-813-7219

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 FHA loans in Colorado

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

What works in your favor

  • 64 Colorado counties carry a 2026 one-unit FHA limit, ranging from $541,287 to $1,249,125 — 29 of them (45.3%) are HUD-designated above the national floor.
  • On the $410,000 statewide county-median value, 3.5% down is roughly $14,350 versus about $82,000 at conventional 20%.
  • FHA has no income cap, so Colorado buyers who are over the limits for HomeReady or Home Possible still qualify on the program's own terms.
  • Colorado's highest one-unit limit is $1,249,125 in Eagle County, which keeps higher-priced Colorado submarkets inside FHA range.
  • Down-payment assistance can layer on top of FHA in Colorado, and 100% of the down payment may come from gift funds.

What to plan around

  • Limits vary across Colorado: a number pulled from a neighboring county can be wrong by as much as $707,838, which is enough to break an offer.
  • Annual FHA mortgage insurance runs for the life of the loan at 3.5% down; exiting it means refinancing out of FHA later.
  • HUD minimum property standards apply to the appraisal, and older Colorado housing stock is where most repair conditions appear.
  • Insurance and tax escrows in Colorado should be quoted before you write the offer — they move the qualifying payment more than a small rate difference.
Worked example

What FHA looks like on a $410,000 Colorado home

Using the median of the 64 county median values in the HUD/Census dataset for Colorado ($410,000), here is the standard 3.5%-down FHA structure and how it sits against the state's $541,287–$1,249,125 limit range.

What FHA looks like on a $410,000 Colorado home
Example purchase price (state county-median)$410,000
FHA down payment at 3.5%$14,350
Base loan amount$395,650
Upfront MIP at 1.75%, financed$6,924
Total FHA loan amount$402,574
2026 one-unit limit range in Colorado$541,287 – $1,249,125
Counties above the national floor29 of 64
Conventional 20% down for comparison$82,000

Illustration only, not a quote, rate lock, offer or commitment to lend. Actual down payment, terms of repayment and APR depend on your credit, income, property, county limit, lender pricing and program eligibility, and all loans are subject to lender underwriting and approval. Limits: HUD CHUMS 2026 forward limits.

Document checklist

What documents you need for FHA loans in Colorado

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

  • The county on the contract in writing — the 2026 limit is set county by county across Colorado
  • An insurance quote for the specific Colorado property
  • Documentation for any Colorado down-payment assistance you intend to use, including the program's own approval letter
Income documentation

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

Colorado buyers ask this constantly: the FHA rules are identical for W-2 and self-employed borrowers, but the documentation is not. 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 Colorado

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

Prefilled with the 2026 HUD reference median of $410,000 for 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
$3,213
Principal & interest
$2,545
FHA annual MIP
$181
Property tax
$154
Homeowners insurance
$333
Down payment
$14,350
Loan amount incl. financed UFMIP
$402,574
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 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 Colorado and Colorado tax and settlement conventions, reviewed August 23, 2026.

Estimated ownership costs in Colorado on a $410,000 home
CostEstimateHow it works here
Property tax$154 / moAbout 0.45% effective on $410,000 — roughly $1,845 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$181 / mo0.55% of the $395,650 base loan at 3.5% down, 30-year term, per HUD Mortgagee Letter 2023-05.
FHA upfront MIP$6,9241.75% of the base loan, normally financed into the $402,574 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 $487 escrow in Colorado 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

Equity strategy

Cash-out, HELOC, debt consolidation and investment equity in Colorado

Four different ways to use the same equity, worked against a $410,000 value with about $254,200 owed. Each one solves a different problem, and each one has a real cost. Figures are equity arithmetic under HUD Handbook 4000.1 loan-to-value limits, not quotes.

Cash-out refinance

On a $410,000 home in Colorado with roughly $254,200 owed, FHA caps a cash-out refinance at 80% of appraised value — about $328,000. That leaves roughly $73,800 gross, or near $63,550 after typical costs, from $155,800 of equity.

Why it can work

  • One first lien, one payment, one servicer.
  • FHA cash-out has no seasoning penalty beyond the required 12 months of on-time payments and 12 months of occupancy.
  • Proceeds are loan funds, not income, so they are generally not taxed as income.

What it costs you

  • You are re-starting amortization on the entire balance, not just the cash you take.
  • FHA cash-out keeps annual mortgage insurance for the life of the loan at above-90% LTV, and 11 years at or below 90%.
  • If your existing first lien is priced better than today's market, you give that up to access the equity.

HELOC or second lien instead

Lenders commonly write a second lien to about 85% combined LTV — near $94,300 available here without disturbing the first mortgage. It is the right tool when the existing first lien is worth keeping.

Why it can work

  • Leaves a good first mortgage completely untouched.
  • You draw only what you use, so you are not carrying interest on money sitting idle.
  • Closing costs are usually far lower than a full first-lien refinance.

What it costs you

  • Most HELOCs carry a variable rate, so the payment can rise while the balance stays the same.
  • Draw periods end, and the repayment period that follows raises the payment sharply.
  • A second lien still secures your home — the risk profile is the same as the first.

Consolidating higher-cost debt

Moving unsecured balances into the $73,800 of accessible equity in Colorado typically lowers the monthly outflow, because a 30-year amortization stretches a payment that a card or auto note compresses into a few years.

Why it can work

  • Frees monthly cash flow, which can also improve qualifying debt-to-income for a later move.
  • Consolidates several due dates into one predictable escrowed payment.
  • Removes revolving balances that were re-pricing at the issuer's discretion.

What it costs you

  • You convert unsecured debt into debt secured by your home — a missed payment now risks the house.
  • Stretching a 3-year balance over 30 years can raise the total dollars paid even when the monthly figure falls.
  • It fixes the symptom, not the spending. Re-running the cards afterwards leaves you with both debts.
  • Mortgage interest deductibility depends on how the funds are used — confirm with your tax advisor, not your lender.

Using equity toward an investment property

The roughly $63,550 net available here can serve as the down payment on a rental. FHA financing itself requires owner occupancy, so the new property would be financed conventionally or as a business-purpose loan, not with FHA.

Why it can work

  • Converts idle equity in one property into a second income-producing asset.
  • Rental income may later help qualify, once it has the documented history the lender requires.
  • Diversifies your position across two properties instead of one.

What it costs you

  • You are now carrying two mortgages against one income if the unit sits vacant.
  • Investment-property financing requires larger down payments and stricter reserves than FHA.
  • FHA occupancy rules apply to your existing loan — the home you refinanced must remain your primary residence.
  • Local landlord licensing, insurance and tax treatment differ from owner-occupied ownership.

Illustrative equity calculations for general education only — not a quote, rate, APR, payment, pre-approval, offer or commitment to lend, and not tax or legal advice. Values assume the stated appraised value and balance; your equity, loan-to-value and available proceeds will differ. FHA cash-out refinances are limited to 80% loan-to-value and require owner occupancy per HUD Handbook 4000.1. HELOCs and second liens are separate products with their own terms and are commonly variable-rate. Consolidating unsecured debt into a mortgage secures that debt against your home. Consult a tax advisor regarding deductibility. 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.

Local FHA & housing market updates

Local FHA and housing market updates for 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. Rate environmentVerified August 22, 2026

    Weekly 30-year survey average re-checked against the Federal Reserve series

    Reported by Federal Reserve Bank of St. Louis (FRED): We track the Freddie Mac Primary Mortgage Market Survey through the Federal Reserve Bank of St. Louis (FRED) rather than quoting a number we cannot support.

    What it means in Colorado (our analysis): Survey averages are national and are not a quote: pricing on a Colorado property depends on the lender, the property, the loan and the borrower's file. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    FRED — 30-year fixed rate mortgage average
  2. 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 Colorado (our analysis): In 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 location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    American Community Survey (ACS) housing cost tables
  3. 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 Colorado (our analysis): 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 location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    CHFA — homebuyer loan and down payment assistance programs
  4. 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 Colorado (our analysis): These are national underwriting rules, not local ones: a file on a 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 location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD Single Family Housing Policy Handbook 4000.1
  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 Colorado (our analysis): In Colorado the two limits do not match, so above $1,249,125 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 location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

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

    2026 FHA limits took effect across Colorado

    Reported by U.S. Department of Housing and Urban Development: HUD reissued its county-by-county limits for 2026. The highest one-unit limit in Colorado is $1,249,125; lower-cost counties sit at or near the national floor.

    What it means in Colorado (our analysis): Check the exact county limit in Colorado before writing an offer; the statewide maximum is not the number most counties use. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

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

What buyers should know in Colorado

Colorado runs 64 county limits for 2026, from $541,287 to $1,249,125, with 29 counties designated above the national floor. Against a statewide county-median value near $410,000, a 3.5% down payment is roughly $14,350 — which is why the binding constraint in Colorado is usually cash to close and the county limit on the contract, not the headline rate. Because the spread between the low and high county is $707,838, a limit pulled from a neighboring county can quietly break an offer. We arrange FHA financing in Colorado, so we can price this scenario against real lender guidelines rather than generic ranges.

Our recommendation

Confirm the exact 2026 limit for the Colorado county on your contract before you set a price ceiling.

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

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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.

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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

Documentable qualifying income?

Willing to complete homebuyer education before closing?

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

Answer each question above to see your preliminary result.

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.

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.

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