Mortgage options for nearly every situation.

Conventional Loans

The most common home loan, not backed by a government agency.

Good to know

• First-time buyers may qualify with as little as 3% down.
• Mortgage insurance on a conventional loan can be removed once you reach enough equity.
• Available for primary homes, second homes, and investment properties.

FHA Loans

Government-insured loans with flexible credit guidelines and a 3.5% minimum down payment.

Good to know

• A strong fit for first-time buyers and buyers rebuilding credit.
• FHA loans are assumable, so a future buyer may be able to take over your loan.
• Can be paired with down payment assistance.

VA Loans

For eligible veterans, active-duty service members, and surviving spouses.

Good to know

• Zero down payment and no monthly mortgage insurance for eligible borrowers.
• Your VA benefit can often be restored and used again on a future home.
• VA loans are assumable as well.

Jumbo Loans

For loan amounts above the conforming loan limit, common in many Front Range neighborhoods.

Good to know

• Down payment, credit, and reserve requirements vary widely by lender.
• Shopping several jumbo lenders can make a meaningful difference in terms.
• Options exist for primary, second home, and investment properties.

1-0 Buydown

A first-year payment break, then the full payment from year two on. When a lender promotion is available, it may be funded by the lender rather than the seller.

Good to know

• You still qualify at the full payment, so this is relief, not a stretch.
• Lender promotions come and go, so availability is confirmed at the time of your offer.

2-1 Buydown

A lower payment in years one and two, stepping up to the full payment in year three. A seller can offer this instead of cutting the price.

Good to know

• It uses the same seller concession room as help with closing costs.
• If you sell or refinance early, unused funds are generally credited to you rather than lost.

3-2-1 Buydown

Three years of reduced payments before reaching the full payment in year four. Often used with builders who have more concession room.

Good to know

• Uses more concession than a 2-1, so we compare options before the offer.
• Your payment steps up three times, and we plan for that up front.

Price Cut or Buydown?

Before you write an offer, I can show a price reduction, a 2-1, and a 3-2-1 side by side, so the concession you ask for is the one that actually moves your monthly payment.

Self-Employed and Bank Statement Loans

For business owners whose tax returns do not reflect their real cash flow, or who recently left a W-2 job to work for themselves.

Good to know

• Income can be documented with bank statements, 1099s, a profit and loss statement, or assets instead of tax returns.
• Owning 25% or more of a business typically means you are treated as self-employed.
• I can review your income before you formally apply.

No-Income-Documentation Loans

For buyers with strong credit and real equity whose income cannot be documented in a traditional way. Approval is based on credit, reserves, and down payment.

Good to know

• Expect a higher cost than a fully documented loan. I will explain the trade-off plainly.
• Colorado adds its own counseling and disclosure steps.

Bridge Loans

Use the equity in your current home to buy your next one before you sell, so you can write a stronger, non-contingent offer.

Good to know

• Some programs do not count your current mortgage against your qualification.
• The best options close off once your home is listed, so talk with me before the sign goes up.

Reverse Mortgage for Purchase

For buyers 62 and older who want to buy their next home without a monthly mortgage payment. The seller is paid in full at closing like any other sale.

Good to know

• You bring a larger down payment, often from the sale of your prior home.
• Taxes, insurance, HOA dues, and upkeep remain your responsibility.
• HUD-approved counseling is required.

Reverse Mortgage Refinance

For homeowners 62 and older who want to access home equity and reduce or eliminate a monthly mortgage payment while staying in their home.

Good to know

• The loan becomes due when the home is no longer your primary residence.
• HUD-approved counseling is required.

Divorce Lending

When one spouse wants to keep the home, the loan usually needs to be refinanced to buy out the other spouse and remove them from the mortgage.

Good to know

• The wording of the divorce decree affects what can be financed, so an early review helps.
• A buyout can sometimes be structured as a rate and term refinance instead of cash-out.
• Support income can count toward qualifying with the right documentation.