Question 1

What is the 2026 conforming loan limit across Colorado's Front Range?

Accepted Answer

Limits vary by county. Denver, Arapahoe, Adams, Broomfield, Douglas, and Jefferson counties are set at $862,500 for 2026. Boulder County is higher, at $879,750, due to elevated local home prices. Larimer (Fort Collins) and El Paso (Colorado Springs) counties sit at the national baseline of $832,750. Any loan above your county's limit is considered jumbo.

Question 2

Do I need a jumbo loan to buy a home along the Front Range?

Accepted Answer

It depends on the county and price point. Denver metro counties are capped at $862,500, Boulder at $879,750, and Larimer/El Paso at $832,750. Homes priced above these thresholds require jumbo financing, which is common for higher-value purchases in Boulder, Cherry Creek, and other in-demand Front Range neighborhoods.

Question 3

What credit score do I need to buy a home in the Front Range market?

Accepted Answer

Conventional loans typically require a minimum credit score of 620, though 740+ usually qualifies for the best rates. Jumbo loans, common for higher-value Front Range purchases, often require a credit score of 700 or above along with larger cash reserves.

Question 4

Does Greenlight Mortgage Group offer VA loans along the Front Range?

Accepted Answer

Yes. Veterans and active-duty service members with full entitlement can finance a home anywhere along the Front Range — Denver, Boulder, Fort Collins, Colorado Springs, and surrounding communities — with a VA loan and no down payment, even above the local conforming loan limit, since VA loan caps were repealed nationwide in 2020. At this time Greenlight is one of the few mortgage brokers in the region with access to 0% down VA loans up to a $4,000,000 purchase price!

Question 5

Can I use a VA loan for a high-value home in Denver or Boulder?

Accepted Answer

Yes. Veterans with full VA entitlement can buy homes above their county's conforming limit ($862,500 in Denver metro, $879,750 in Boulder) with $0 down through a VA jumbo loan. Greenlight Mortgage Brokers have access to wholesale lenders that will provide a 0% down VA loan up to a $4,000,000 purchase price. Many banks and other lenders will cap the 0% down option to a much lower purchase price.

Question 6

What are the benefits of a VA loan compared to a conventional loan?

Accepted Answer

VA loans offer $0 down payment, no private mortgage insurance, and typically more flexible credit requirements than conventional loans, often at a lower rate. The tradeoff is a one-time VA funding fee, which can be waived for veterans with a service-connected disability.

Question 7

Can self-employed borrowers qualify for a mortgage?

Accepted Answer

Yes. Self-employed borrowers typically qualify using two years of tax returns, profit-and-loss statements, and business bank statements to document income. Some loan programs allow qualification using bank statements alone, which can help business owners whose tax returns show lower taxable income after deductions.

Question 8

What documents do self-employed borrowers need for a mortgage?

Accepted Answer

Typically two years of personal and business tax returns, a year-to-date profit-and-loss statement, business and personal bank statements, and proof of at least two years of self-employment. If you have been in business for more than five years, we can often proceed with only one year of tax returns. Exact requirements vary by loan program — ask your loan officer which documentation path fits your situation.

Question 9

Do self-employed borrowers pay higher mortgage rates?

Accepted Answer

Not necessarily. Rates are based primarily on credit score, down payment, and loan type — not employment status. Borrowers using bank-statement loan programs may see a modest rate premium versus full-documentation loans, but many self-employed buyers qualify for standard conventional or jumbo rates.

Question 10

Does Greenlight Mortgage Group work with home builders along the Front Range?

Accepted Answer

Yes. Greenlight Mortgage Group works with local and regional builders across the Front Range on new-construction financing, including construction-to-permanent loans and preferred-lender programs that let buyers lock in financing early in the building process.

Question 11

Should I use a builder's preferred lender or shop separately?

Accepted Answer

You're never required to use a builder's preferred lender. It's worth comparing rates, fees, and service independently — many buyers still choose the builder's lender for closing-cost incentives, but getting a second quote from a local lender like Greenlight Mortgage Group is a free way to confirm you're getting a competitive deal.

Question 12

How long does mortgage pre-qualification take?

Accepted Answer

Pre-qualification is typically completed same day, sometimes within minutes, based on a review of your income, assets, and credit. Full pre-approval, which verifies documentation, usually takes one to two business days.

Question 13

What's the difference between pre-qualification and pre-approval?

Accepted Answer

Pre-qualification is an estimate of what you can borrow based on self-reported information. Pre-approval involves verified income, asset, and credit documentation and results in a conditional loan commitment — which carries more weight with sellers and agents in a competitive market like the Front Range.

Question 14

Does it cost anything to get pre-approved for a mortgage?

Accepted Answer

No. Pre-approval with a soft credit check is free and doesn't obligate you to move forward with a loan. Once under contract, a full credit check is required, which may cause a small, temporary dip in your credit score.

Question 15

How much down payment do I need for a home along the Front Range?

Accepted Answer

Down payment requirements range from 0% for VA loans, as low as 3% for some first time homebuyer conventional loans, 3.5% minimum for FHA loans, and up to 10–20% for jumbo loans on higher-value Front Range properties. The exact minimum depends on loan type, credit score, and purchase price.

Question 16

What factors affect my mortgage interest rate?

Accepted Answer

Your rate is primarily determined by credit score, down payment size, loan type, loan term, and current market conditions. Jumbo loans and investment properties typically carry slightly higher rates than conforming, owner-occupied loans.

Question 17

What is the mortgage process for buying a home along the Front Range?

Accepted Answer

The process starts with pre-approval, followed by house hunting, submitting a purchase offer, application and underwriting, a home appraisal and inspection, and closing. In competitive Front Range markets like Denver and Boulder, most purchase loans close in 15 to 45 days once you're under contract.

Question 18

What areas does Greenlight Mortgage Group serve?

Accepted Answer

Greenlight Mortgage Group serves homebuyers across Colorado's Front Range, including Boulder, Denver, Broomfield, Fort Collins, and Colorado Springs. We have loan officers licensed in many other states as well. Our parent company, Xpert Home Lending, is licensed to lend in 46 states.

Question 19

Does Greenlight Mortgage Group use AI in the loan process?

Accepted Answer

Yes. Greenlight Mortgage Group uses technology to speed up pre-qualification and give borrowers an instant, personalized estimate — while every loan is still guided by an experienced loan officer. AI tools support the process; they don't replace the one-on-one guidance you get from your LO.

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