Three Point Mortgage is not a CHFA Participating Lender, and neither Chris Cartwright nor Three Point Mortgage is affiliated with, endorsed by, or representing the Colorado Housing and Finance Authority.
CHFA is a separate public entity. Its program names and materials belong to CHFA. This page explains CHFA programs independently so buyers can understand them. CHFA loans are originated through wholesale lenders that hold agreements with CHFA. Confirm all program terms directly with CHFA at chfainfo.com, the official source, before making a decision.
The single most common reason buyers rule themselves out of CHFA before even asking is the assumption that it's a low-income program. It isn't. CHFA's income limits are set well above median income in most Colorado counties, and the gap between what people assume and what's actually allowed is often tens of thousands of dollars.
Here's exactly what the 2026 limits look like and how to find your specific number.
The 2026 CHFA income limits, in plain numbers
CHFA publishes income limits by county, household size, and whether the property is in a "targeted area." Effective June 15, 2026, CHFA's schedule splits into two very different structures depending on which program you use. This is the part almost everyone gets wrong.
SmartStep, Preferred, and Schools To Home
These programs use a single qualifying income limit of $178,920. That figure is the same in every Colorado county and does not change with household size. Qualifying income means only the income your lender actually uses to credit qualify you, not every dollar entering the household.
FirstStep and FirstGeneration
These two use a completely different structure: gross annual household income, varying by county, household size, and whether the property sits in a federally targeted area.
| County | 1-2 Person, Non-Targeted | 3+ Person, Non-Targeted | 1-2 Person, Targeted | 3+ Person, Targeted |
|---|---|---|---|---|
| Denver | $144,000 | $165,600 | $172,800 | $201,600 |
| Jefferson | $144,000 | $165,600 | $172,800 | $201,600 |
| Adams | $144,000 | $165,600 | $172,800 | $201,600 |
| Arapahoe | $144,000 | $165,600 | $172,800 | $201,600 |
| Boulder | $150,000 | $172,500 | $150,000 | $172,500 |
| Douglas | $144,000 | $165,600 | $144,000 | $165,600 |
| El Paso (Colorado Springs) | $127,800 | $146,970 | $153,360 | $178,920 |
| Larimer (Fort Collins) | $130,400 | $149,960 | $156,480 | $182,560 |
| Weld (Greeley) | $153,600 | $179,200 | $153,600 | $179,200 |
| Pueblo | $153,360 | $178,920 | $153,360 | $178,920 |
That distinction matters enormously. A household that looks over the limit under the FirstStep table may be comfortably under it on a SmartStep or Schools To Home basis, because only qualifying income counts. This is the single most common reason buyers wrongly rule themselves out.
A household earning $120,000 per year, which is well above the median income for most of Colorado, still qualifies for CHFA in most counties and programs. This is not a program for buyers who can't afford a home. It's a program for buyers who have the income to support a mortgage but haven't accumulated a large cash reserve yet, which describes a huge number of dual-income households in their late 20s and 30s.
What "targeted area" means and why it matters
CHFA designates certain census tracts as "targeted areas," typically lower-income or historically underinvested areas identified by federal guidelines. If the property you're buying is in a targeted area, the income limits are meaningfully higher, sometimes by $20,000 to $35,000 depending on the county and household size.
This matters because targeted areas exist throughout the Denver metro, including parts of Denver, Aurora, and Commerce City, not just in rural counties. A buyer who assumes they're over the limit based on the standard figure might actually qualify if the specific property they're considering falls within a targeted census tract. This is exactly the kind of detail that's worth checking before ruling out a property or a program.
Purchase price limits work alongside income limits
Here too, the programs split. SmartStep, Preferred, and Schools To Home carry no purchase price limit. Instead, the total loan amount cannot exceed the lower of $832,750 or the maximum for your loan type.
FirstStep and FirstGeneration do carry purchase price limits, and those vary by county. Denver, Jefferson, Adams, Arapahoe, Boulder, and Douglas are all at $832,750. El Paso County is $566,730 in non-targeted areas and $692,670 in targeted areas. Larimer is $664,190 and $811,790 respectively.
A $178,920 qualifying income ceiling with no purchase price limit covers a very large share of Denver metro buyers. The myth that CHFA is only for low-income buyers in inexpensive homes simply doesn't match the actual 2026 numbers.
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How qualifying income is calculated
CHFA looks at gross household income for everyone who will be on title, not just the income used to qualify for the mortgage. This is an important distinction. If you have a co-borrower or a spouse who isn't on the loan but will be on title, their income may still count toward the CHFA limit even if it isn't used for mortgage qualification purposes.
This is one of the more confusing parts of CHFA eligibility and one of the most common places buyers get an inaccurate self-assessment. A household that looks like it qualifies based on the borrower's income alone might not, once a non-borrowing spouse's income is included. Conversely, a household that assumes it's over the limit based on combined income might actually structure the transaction differently to qualify. This is exactly the kind of calculation that's worth running with a lender rather than guessing.
Why these limits exist and what they're designed to do
CHFA's income limits are set to capture what's sometimes called the "missing middle": households that earn too much to qualify for traditional low-income housing assistance but don't have enough saved to comfortably make a large down payment in today's market. A two-income household with a combined income of $140,000 and strong credit but only $15,000 in savings is exactly who this program is built for.
The income limits aren't designed to be a high bar. They're designed to be high enough that the program actually reaches the buyers who are creditworthy and ready, but constrained by cash, not by income.
How to check your specific number
CHFA's income limits vary by county, household size, program, and whether the property is in a targeted area, which means there's no single number that applies to everyone. The most reliable way to know your exact limit is to confirm the county and check whether the specific property falls in a targeted census tract, then run your household's gross income against the published limit for that combination.
This sounds more complicated than it is in practice. A CHFA-approved lender can check all of this in a few minutes once they know the property address and your household composition. If you've been assuming you make too much for CHFA, the fastest way to find out for certain is to just ask, rather than rule it out based on an assumption. If you want a sense of how I work through these situations, client reviews are here, and there is more background on my approach if that helps.
Chris Cartwright and Three Point Mortgage are not a CHFA Participating Lender and are not affiliated with, endorsed by, or representing the Colorado Housing and Finance Authority. CHFA loans are originated through wholesale lenders that hold agreements with CHFA. This content is independent and educational.
Chris Cartwright is a licensed mortgage broker serving first-time homebuyers across Colorado, Washington, Texas, California, Arizona, and Florida. He checks CHFA eligibility against current income limits and purchase price limits for every buyer who wants to know where they stand.
Think you might be over the CHFA limit? Let's check.
A quick call confirms your county, household size, and whether the property is in a targeted area, then runs your income against the actual 2026 limit. I can originate CHFA loans through wholesale lenders who hold the participating lender agreements with CHFA. If you want to know which program actually fits your situation, call me and we will work it out.
CHFA income and purchase price limits are set by the Colorado Housing and Finance Authority and are subject to change. Figures reflect limits effective June 15, 2026. This content is for informational purposes only. All loans subject to credit approval. Equal Housing Lender.
If you work for a Colorado public school in any capacity, there is a separate program worth knowing about: see the CHFA Schools To Home guide, which uses this same $178,920 qualifying income limit. There is also a Shared Appreciation Calculator that models what the program's shared appreciation obligation costs at sale.