Summit County, CO – First Time Home Buyer
In the market to buy your first home? Our Summit County first time home buyer loan programs can help you obtain the financing you need to purchase the home you desire. Our programs offer very competitive terms, including the lowest down payment options for FHA and conventional loans. We also offer unique home buyer mortgages, including no down payment loans for rural properties, and jumbo loans for large or luxury homes. We have programs to meet almost any type of borrowers home financing needs.
Summit County, Colorado First Time Home Buyer Loan Programs
- FHA Loans – Widely popular and considered by many to be the best first time mortgage loan, the FHA is an easy to qualify for loan that offers great terms. This includes a low down payment requirement of 3.5%, and fair credit is allowed (580 or higher). There are other reasons for FHA being selected by most first time buyers, such as eligibility for down payment assistance programs, and other appealing incentives.
- Conventional Loans – A conventional mortgage is any non-government backed loan. These meet the Fannie Mae conforming loan requirements and are usually chosen by borrowers with good or excellent credit and/or a large down payment. There are some situations that a conventional mortgage is better even if you are placing a small down payment or using government assistance.
- USDA Loans – USDA loans are a no down payment loan program available for rural and select suburban area properties. They are available for very low income, low income, and moderate income borrowers. In addition to 100% financing, USDA loans are a great choice for many who will not qualify for other types of mortgage loans. While low income is allowed, you must not have a lot of debt, and a 620 credit score is required. Want to learn more about USDA loans? Visit this page.
- VA Loans – Active duty military members and veterans can apply for a VA loan which allows you to buy your first home without any down payment. These loans are not available to the general public, but exclusively to military/veterans.
- Jumbo Loans – Any loan that does not meet the conforming or FHA loan limits is a jumbo loan. Summit County FHA loan limits are as follows: Single unit: $625,500. Two units: $800,775. Three units: $967,950. Four units: $1,202,925. For conforming loans, which are used for conventional and VA loans, the maximum loan limits are: Single unit: $417,000. Two units: $533,850. Three units: $645,300. Four units: $801,950. If you want to buy a more expensive home, and have the income to qualify, we provide what are known as jumbo loans up to $2,000,000.
The above 5 types of loans are the main first time home buyer options that exist. We can help you determine which loan is the right fit for you based on your particular needs and eligibility.
Summit County First Time Home Buyer Down Payment Assistance Program
There are a few different down payment assistance programs available in Summit County, Colorado. This includes the CHAC program, which is available statewide. Additionally, there are a few different nationwide programs that are available in Summit County.
Summit County First-Time Homebuyers Assistance Program –
Updated for 2016: You may now receive a 5 year forgivable loan which does not have to be paid back as long as you stay in the home for 5 years. The loan balance is reduced by 20% each year and after 5 years you will owe nothing! The maximum amount of assistance allowed is $10,000 or 6% of the purchase price (whichever is greater).
Prior to 2016: You may be eligible to receive up to 6% or a maximum of $10,000 in assistance to use for your down payment, closing costs, and escrow. This does not come in the form of a grant, but is required to be paid back. A great aspect of this assistance is that it is a low 3% interest rate resulting in a low payment. It acts as a “second mortgage” and must be paid in full if you sell the home or refinance the mortgage before the amortization period is up (which can not exceed 15 years).
- The home you purchase can not exceed 95% of the average home price for Arapahoe County, which was $260,000 in 2016.
- Home must pass a property inspection by a licensed Colorado appraiser.
- Income must not exceed 80% of HUD average income established and updated annually by HUD for Arapahoe County.
- Get pre-approved for an eligible home loan.
- Apply for the assistance and include your loan, income documentation, credit report, and property inspection.
We would be glad to walk you through each step and help you find out if you qualify for this program. We can also help you get pre-approved for a home loan. The best first step to take is to schedule a free consultation with a loan representative. You can also view more information on the Housing and Community Development section of the Arapahoe County website.
Colorado Housing Assistance Program
For more assistance, potential buyers can look to the CHAC. Their organization provides flexible loans with low interest to low- to moderate-income families. It is processed as a second mortgage and is repaid on a monthly basis, however, the start date for repayment can vary. Borrowers are also expected to be able to pay $1,000 of their own money to cover general mortgage fees.
To begin the application process, borrowers must first attend a CHAC approved home buyer class. This is required and non-negotiable. Following this, an application for assistance can then be filled out. Successful applicants are expected to adhere to certain guidelines.
- The borrower cannot have owned a property in the past three years.
- The property must be inhabited as a primary residence. Should it not be used this way, the loan will be due back in full plus any accumulated interest immediately.
- Full disclosure of assets and income of every person that will be living in the home has to be given.
- At closing, no money back is provided.
- Should the borrower pay off the entire first mortgage, the remaining amount on the CHAC loan will be due.
HUD Good Neighbor Next Door Program
The HUD Good Neighbor Next Door initiative provides teachers, firefighters, police officers, and emergency medical technicians an opportunity to buy a home with only $100 down. Another enormous benefit of this program is that select homes are available at a 50% discount! This means a home that would usually be listing for sale for $200,000, is offered for only $100,000. The homes are in limited supply and only available in “revitalization areas” which are designated areas that the government would like to see benefit from having “good neighbors”.
Frequently Asked Questions About Buying Your First Home
How much do I need for a down payment?
It depends on the type of loan you want. USDA and VA loans often will not require any down payment. FHA loans require a 3.5% down payment, which if you get down payment assistance, only .5% is required. Conventional loans typically require either 3% or 5%.
How do I know if I am ready and prepared to own a home?
It is critical to consider the often unexpected expenses of buying a home. This includes repairs, maintenance, and of course furnishing the home, monthly utilities, and all other expenses that are associated with homeownership. A common mistake is to just look at the difference in rent to your total mortgage payment. Almost every year, you can expect to have to pay for various upkeep to keep the property functional. This can include anything from repairing a hot water heater that broke, to landscaping, and various maintenance.
Something else financial consultants advise is that you have at least 3 months of reserves. This means that you could afford to make your new mortgage payment for at least 3 months in the event that you lose a job or have some other unforeseen circumstance that the savings would be needed for. This is not a requirement for most home loans, but it is good advice to consider.
How much can I afford to borrow?
The amount that you can borrow depends on your particular loan type and income. There are maximum loan limits which are set at the county level. Conforming loan limits are the maximum lending amount allowed for conventional mortgages. FHA loans have their own loan limits. You can search the maximum loan amount for your county for each particular loan type by entering your zip code (or any zip code for the county you want to buy a home in). This will display the maximum amount available for all loan types. This is not necessarily how much you can borrow though, but the max amount in your location. Your personal limits will be based upon your income and how much debt you have. For instance, with most loans, you can not have a mortgage payment and debts exceed 43% of your income.
Can I buy a home without a real estate agent?
It depends on your state and the type of loan program. For some states, you must use an agent. In other states, you are not required to use a real estate agent for many loan program, such as conventional mortgages. However, some loan types require that you use a real estate agent regardless of your location, such as USDA loans.
Can I buy a home if I owe tax debt?
For government-backed loans, such as FHA, VA, and USDA loans, you can buy a home with tax debt as long as you have made a payment plan with the IRS and are not behind on the payments. Any federal debt must be in good standing in order to get a government-based mortgage. If your tax debts have moved into the status of a tax lien, this will prevent you from getting a home loan until it is resolved.
Can I buy a home if I have student loans?
As long as you are not delinquent on the student loan payments and the monthly payments do not cause excessive debt-to-income ratios, you can still get a mortgage.
Can I buy a home without my spouse?
A common question is if you can buy a house without your wife or husband. The short answer is yes. There are numerous reasons someone may want to exclude their spouse from a mortgage application, such as lower credit, lack of job history or income, or one spouse having excessive debt that could prevent an approval. You may be able to qualify and get a home loan without your spouse.
Can I buy a home after foreclosure?
Most loan programs will require you to wait 3 years before you can buy again after a foreclosure. There are some instances that you might be able to get an approval in as little as 12 months. This includes the FHA extenuating circumstances program (more commonly known as the “FHA back to work program”). If you lost your job due to a job loss or some other event out of your control, you might be able to purchase a home with a FHA loan after only 1 year.
I do not have much credit, can I still get approved?
A 580 minimum is required for a FHA loan. A 620 is required for all others. You may find a lender who can help you if you have poor credit. We do not offer any bad credit mortgage programs
Have more questions about buying your first home? View our list which covers even more commonly asked questions about buying a home. Or you can give us a call at 1-800-731-3560.