Updated: July 2026 | Source: CHFAinfo.com · Colorado DOLA · FHFA · HUD · Freddie Mac PMMS

Colorado Home Loans 2026 — Complete Guide

From 3.5% down FHA to $25,000 in state down payment assistance — here is what home buyers in Colorado can access in 2026.

Colorado's loan limits split across three tiers, from the standard floor to mountain-resort ceilings in Eagle, Garfield, and Pitkin counties, while property tax often runs counterintuitively lower in the priciest ski towns. This guide covers loan limits, current rates, property tax, and the CHFA programs available to general buyers this year.

$563,000

CO median home price (May 2026)

6.55%

Avg. 30-yr conventional rate

$25,000

Max CHFA down payment help

$541K–$1.25M

2026 FHA limits by county

The number people miss: A home in Steamboat Springs or Aspen can carry a lower effective property tax bill than a much cheaper home in Pueblo. Colorado's residential assessment rate applies to a fraction of assessed value, and mountain resort counties often set lower mill levies, so sticker-price alone does not predict your tax bill.

Colorado Down Payment Assistance — CHFA Programs

The Colorado Housing and Finance Authority (CHFA) offers down payment assistance in two forms, paired with a CHFA first mortgage. You choose one, not both.

CHFA Down Payment Programs

DPA GrantUp to $25,000 or 3%, never repaid

DPA Second MortgageUp to $25,000 or 4%, deferred loan

CHFA FirstGenerationFlat $25,000 deferred, no funding cap

metroDPA (Denver metro only)Up to 5%, income limit $210,150

Both CHFA options raise your first-mortgage rate: Whether you choose the grant or the second mortgage, your CHFA first-mortgage interest rate will be higher than a market-rate loan without assistance. Run the full 30-year comparison, especially if you have some savings and are deciding between a smaller loan with no assistance and a larger loan with CHFA's help.

New for 2026 — CHFA Schools To Home: Launching in July 2026, this program offers up to 25% of the first mortgage for full-time Colorado public school employees, in exchange for a shared appreciation agreement with the Public School Permanent Fund. If you work in Colorado public education, this is worth checking given how much larger it is than the standard CHFA options.

Buying in Denver? metroDPA is a separate program from CHFA, offering up to 5% as a zero-interest, 30-year deferred second mortgage with no purchase price cap and no first-time buyer requirement — often the strongest option for Denver metro buyers who earn under the $210,150 income limit.

Current Rates

Product	Rate	Source
30-yr Conventional	6.55%	Freddie Mac PMMS, week of July 16, 2026
15-yr Fixed	5.93%	Freddie Mac PMMS, week of July 16, 2026
CHFA first mortgage	Above market (DPA rate premium applies)	Confirm current rate with a CHFA-participating lender

2026 Loan Limits — Three Tiers

Of Colorado's 64 counties, 35 sit at the national floor, roughly 26 (including Denver metro and Boulder) fall in a "between" tier, and 3 mountain resort counties reach the national ceiling.

Area	FHA Limit	Conforming (Conventional) Limit
35 standard counties	$541,287	$832,750
Denver metro (Denver, Adams, Arapahoe, Douglas, Jefferson, Broomfield) & Boulder	~$862,500–$880,000	~$862,500–$880,000
Eagle, Garfield, Pitkin (mountain resort)	$1,249,125	$1,249,125

An additional group of counties, including Summit and San Miguel, fall between these tiers. Verify your exact county at HUD.gov before house-hunting.

Property Tax in Colorado

What Buyers Should Budget For

Residential assessment rateSet legislatively each cycle (historically 5.5%–7.15%)

Mountain resort countiesOften lower effective rates despite high values

Senior/disabled veteran exemption50% of first $200,000 exempt

Colorado's residential assessment rate — the percentage of a home's actual value subject to tax before your local mill levy applies — is no longer constitutionally fixed since the 2020 repeal of the Gallagher Amendment. It is now set legislatively and can shift between adjustment cycles, so always verify the current rate rather than relying on a figure from a prior year. Mountain resort counties like Routt, Pitkin, Eagle, and Summit tend to run lower effective rates despite far higher home values, because their mill levies are often lower — a $1 million Steamboat Springs home can carry a smaller tax bill than a $500,000 home in Pueblo. Colorado offers a property tax exemption for qualifying seniors (65 or older, having owned and occupied the home for 10-plus years) and 100% disabled veterans, exempting 50% of the first $200,000 of actual value — this must be filed annually through your county assessor.

Pick Your Loan Type

FHA3.5% down, flexible credit ConventionalSkip MIP with 20% down USDA$0 down in eligible areas VA$0 down for veterans

Try the Loan Calculator Compare FHA, Conventional, USDA & VA with Colorado prices and current rates

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Are you a teacher, nurse, firefighter, police officer, EMT, or veteran? Colorado runs the Colorado Champions Home Loan for first responders (110% income eligibility plus standard CHFA DPA) and other hero-specific programs. Browse the Hero Home Loan Programs hub and select Colorado for profession-specific options.

Frequently Asked Questions

Should I take the CHFA grant or the second mortgage?

The grant never needs repayment but caps at 3%; the second mortgage offers 4% but must be repaid at sale, refinance, or payoff. Both raise your first-mortgage rate, so compare the long-term cost of each against how much cash you actually need today.

Is metroDPA the same as CHFA?

No, they are separate programs. metroDPA is specific to the Denver metro area and does not require first-time buyer status, while CHFA's core programs are statewide and generally do require first-time buyer status (with exceptions for veterans and targeted areas).

Why is Colorado's residential assessment rate not a fixed number?

Since Colorado voters repealed the Gallagher Amendment in 2020, the residential assessment rate is set by the legislature rather than the state constitution, and it can change between budget cycles. Always confirm the current rate with your county assessor rather than assuming a number from a previous year still applies.

Why would a mountain town home have lower property tax than a cheaper home elsewhere?

Property tax depends on both the assessment rate and the local mill levy set by each taxing district. Many mountain resort counties set comparatively low mill levies, so despite far higher home values, the resulting tax bill can be lower than a similarly assessed but higher-mill-levy home in a less expensive county.

Bottom Line: Colorado's loan limits and property tax both vary dramatically by county, so a single statewide number will mislead you more than help. CHFA's down payment assistance meaningfully closes the gap on Colorado's above-average home prices, and Denver metro buyers specifically should compare metroDPA against the standard CHFA options before choosing.

Disclaimer: This post is for informational purposes only and does not constitute financial, legal, or mortgage advice. Program terms, rates, income limits, and availability change frequently — verify all details directly with official program sources before making any financial decisions. StatewiseFinance is not affiliated with any government agency or lender listed in this post.