Smarter mortgage strategy for Colorado and beyond

No. FHA loans require as little as 3.5% down. Conventional loans go as low as 3%. VA loans allow zero down for eligible veterans. Colorado's CHFA program can also provide down payment assistance to qualifying buyers who may be closer to homeownership than they realize.

Today's Denver market has something that disappeared with low rates: negotiating leverage. Seller concessions, price flexibility and rate buydowns are all available now. When rates eventually fall, competition will return and that leverage disappears. Today's rate is refinanceable. Today's price and terms are not.

A bank offers its own loan products only. A mortgage broker like Three Point Mortgage works with 70+ wholesale lenders, meaning we shop the market on your behalf to find the most competitive rate and terms for your specific situation. Brokers typically offer better pricing because of wholesale access.

Three Point Mortgage averages a clear-to-close in under 10 days, significantly faster than the industry average of 30-45 days. This speed comes from thorough front-end review, strong wholesale lender relationships and proactive communication that prevents last-minute surprises.

A DSCR (Debt Service Coverage Ratio) loan qualifies the borrower based on the rental income a property generates, not personal W-2 income or tax returns. If the property's rental income covers the mortgage payment, you may qualify. These are popular with real estate investors and self-employed borrowers building a rental portfolio.

A 2-1 buydown is a seller-funded structure where the interest rate is reduced by 2% in year one and 1% in year two, then returns to the locked rate in year three. In a market with seller concessions available, this can dramatically reduce your payment in the early years and is often seller-funded, costing you nothing out of pocket.

CHFA (Colorado Housing and Finance Authority) offers down payment and closing cost assistance to qualifying Colorado homebuyers. Income and purchase price limits apply and most programs require a minimum 620 credit score. First-time buyers and certain veterans may qualify. Many buyers who think they can't afford to buy actually can with CHFA assistance.

The rules changed significantly in late 2025. Fannie Mae removed the hard 620 minimum for conventional loans, lenders can now look at your full financial picture, including income stability, savings and payment history, rather than disqualifying you based on a single number. FHA loans are available at 580+ with 3.5% down, or 500+ with 10% down. VA loans have no official minimum. DSCR and jumbo loans typically still require 660-700+. Bottom line: if you were told "no" based on credit score in the past, it's worth a fresh conversation, the landscape has genuinely shifted in buyers' favor.