Loan programs

Which mortgage is right for you?

Wholesale access means we shop many lenders, not one shelf. Here's the menu — and what each option is actually for.

Rate structures

Fixed rate: The most common choice. Principal-and-interest payments stay identical for the life of the loan — 15 or 30 years of certainty, no matter what the market does.
Adjustable (ARM): A lower starting rate that adjusts with the market after an initial fixed period. Smart when you'll move or refinance within a few years and want the savings now.
Interest only: For a set period, payments cover interest alone — the smallest possible payment while cash flow matters most, with principal payoff planned for later.
Graduated payments: Payments start lower and step up annually over a predetermined period (say, five or ten years) — built for incomes that will grow into the home.

Conventional: Not government-insured, which buys flexibility: fewer restrictions, competitive rates, and PMI that drops off once you reach 20% equity.
FHA: Insured by the Federal Housing Administration. Low rates and down payments as small as 3.5% make this a first-home workhorse — imperfect credit welcome.
VA: Guaranteed by the Department of Veterans Affairs for those who served. Zero down, no PMI, and exceptional terms — a benefit you earned. We'll teach you to use every bit of it.
Jumbo: For homes above the conforming loan limit ($806,500), jumbo financing keeps rates competitive where standard programs stop.
USDA: Backed by the U.S. Department of Agriculture for eligible rural and suburban areas — zero down payment for qualifying locations and incomes. More of Douglas County qualifies than most people expect.

The programs most lenders don't carry — often the ones that make the difference.

CHFA & down payment assistance: Colorado Housing and Finance Authority programs plus Metro DPA — help with the hardest part of the first purchase.
Streamline refinance (FHA & VA): Already in an FHA or VA loan? Streamline programs fast-track the refinance with reduced documentation and no new appraisal in many cases.
Cash-out & debt consolidation: Put your equity to work — refinance to pull cash out, or roll high-interest debts into one payment at mortgage rates.
HomePath & commercial: Fannie Mae HomePath properties and small commercial lending for the situations a standard checklist can't hold.
Renovation & FHA 203k: Buy and improve with one loan — the purchase price and the remodel budget, together.
Bank statement & Non-QM: Self-employed? Income that doesn't fit a W-2 box? Your deposits can tell the story instead.
Investor & I.D.E.A.L. loans: Financing built for rental portfolios and long-term wealth strategies.
Physician loans: High earning trajectory, heavy student debt — programs designed around a doctor's balance sheet.
Reverse mortgage: For homeowners 62+, convert equity into retirement income while staying in the home.
All-in-One loan: Your mortgage and checking account in one — every idle dollar works against your interest.
Education & credit repair: First-time homebuyer seminars, intro to real estate, and credit repair guidance — free, because education is the point.

That's literally our job. Tell us your situation and we'll teach you the trade-offs.