If you teach, answer the call, or care for patients, there's likely a program built for you. Colorado educators can get up to 25% down payment help through CHFA Schools to Home; first responders and other buyers have grants up to 3.5% and low-down options. The right one depends on your situation — the first step is a conversation, not a calculator.
🍎 Read the CHFA Schools to Home teacher guide →
A grant, a forgivable loan, and a repayable second are three very different things — and the right one depends on whether you're a teacher using CHFA Schools to Home, a first responder stacking a grant, or a nurse buying a first place. We walk every client through exactly what they're getting before anything is signed.
True grants (100% forgiven) — no repayment, no second lien, no forgiveness clock to wait out
Refinance freedom — no second lien means when rates drop, you refi freely. As soon as 7 payments in.
Competitive rates — our best grant programs carry measurably low rates in many cases — lower than typical CHFA program rates. Ask us what's current when we talk.
Up to 3.5% grant (FHA-based) — some programs exceed what CHFA offers. Eligibility varies by income and profession.
Conventional loans with grants up to 3% — sometimes a conventional loan with a grant attached is the cleaner path than an FHA program. Lower MIP, no upfront fee.
DPA second mortgages — sometimes the only option available, and can absolutely work. But a second lien means you need to pay it off or subordinate it to refinance. If rates drop, that adds a step. Understand it going in.
Forgivable-over-time programs — not the same as a grant. You're on a forgiveness clock. Leave before time's up and you may owe it back. Know your timeline before choosing one.
Program rates — some DPA programs carry higher rates than market. The rate premium can exceed the value of the assistance over time. We run the numbers so you can make an informed choice.
"Up to $25,000 in assistance" — this phrase is everywhere in ads. It does not necessarily mean a grant. Often it's a loan. Always ask: is this a true grant, a forgivable loan, or a repayable second? The answer changes everything.
From CHFA Schools to Home for educators to first-responder-friendly grants and low-down conventional and FHA options — these are the programs we actively originate for the people who serve Colorado. Availability and income limits change; the only way to know your fit is to talk to us.
Grant programs available up to 3.5% of the purchase price. Some exceed what CHFA offers. For qualifying police, firefighters, nurses, EMTs, and 911 dispatchers. Income and purchase price limits apply.
True grant · No repayment · Refinance freelyColorado Housing and Finance Authority offers grants and silent second mortgages for qualifying buyers. First-generation homebuyer programs also available. Income and purchase price limits apply.
Multiple structures — ask us which appliesSeveral metro-area programs advertise "$10,000 or more" and even "up to $25,000 in assistance." Important: this does not always mean a grant. Many are forgivable loans or repayable seconds. Terms, forgiveness periods, and structures vary by county and program year.
Always ask: grant, forgivable loan, or repayable second?Conventional loans with an attached grant up to 3% of the purchase price. Often a better structure than FHA+DPA — lower mortgage insurance, no upfront MIP, and sometimes a cleaner rate. Requires stronger credit but worth exploring.
Up to 3% grant · Lower MIP than FHA · Clean structure3–3.5% down payment loans when a grant isn't the right fit or isn't available. Seller concessions can offset closing costs. Sometimes the most straightforward path when program rates don't pencil out.
3–3.5% down · Seller concessions availableIf you work full-time for a Colorado public school, CHFA Schools to Home can cover up to 25% of your loan toward down payment and closing costs — and you don't have to be a teacher or a first-time buyer. Custodians, paras, bus drivers, office and food-service staff all count. Check your school below.
Educators, police, firefighters, EMS, 911 dispatchers, nurses and healthcare workers — plus programs open to any qualifying Colorado buyer. If you don't see your exact role here, ask anyway; the right structure usually exists.
Active and retired. Full-time and part-time.
Career and volunteer. Municipal and county.
RN, LPN, CNA, medical staff. Public and private.
First responders at all certification levels.
Often overlooked — frequently qualify.
Haven't owned in 3+ years? You may qualify as a first-timer.
If you have your own down payment, that's an entirely different conversation — different options, often better rates, no program restrictions. If you don't, the structure of the assistance matters as much as the dollar amount.
True grants are generally the best option when available. No second lien, no forgiveness clock, no subordination request when you refinance. We can often find grant programs for qualifying buyers — sometimes exceeding what CHFA offers.
But DPA second mortgages are not inherently bad — sometimes they're the only path to homeownership available, and for the right buyer with a longer timeline, they work fine. What we won't do is let you sign up for one without understanding exactly what it means for your ability to refinance later.
"Up to $25,000 in assistance" — if you've seen this in ads, understand that it usually isn't a grant. It's typically a forgivable loan or repayable second. Ask the question every time: is this a grant, a forgivable loan, or a repayable second? Those are three completely different things.
Tell us who you are, what you're looking for, and where you're at. No credit pull. No commitment. Em will reach out by text and email to set up your next step. Em will reach out by text same day or next day.
This is where the real work happens. We bring in our network of realtors and lending specialists who have direct experience with Colorado DPA and first responder programs. You get straight answers on which programs you actually qualify for, what the real rate and payment looks like, and what the grant structure means for your ability to refinance. No sales pitch. No pressure.
Once we know your situation, we pull income, credit, and program eligibility. We match you to the best structure — true grant, not a second loan — and build your pre-approval letter so sellers take you seriously.
We close fast. You walk away with a grant you don't repay, a rate you can live with, and the freedom to refinance when rates improve. We close what we commit to — no surprises at the table.
Takes 60 seconds. No credit pull. No obligation. Em will reach out by text same day or next day.
There is no shortcut to real answers. Complete the survey and Em will reach out by text to schedule your free intro call with our DPA specialists. Your information goes only to Speak Straight Mortgage — we will never sell it. Em will reach out by text same day or next day.
Em will reach out right away — check your text messages.
No hard credit pull. No obligation. No pressure. Just straight answers about what you qualify for.
Em is reaching out now by text to get your free intro call with Matt on the calendar. From there you'll book a Google Meet for the full breakdown of your programs, numbers, and options.
Your information goes only to Speak Straight Mortgage. We will never sell it or share it.
Speak Straight Mortgage LLC · NMLS# 2426226 · Matthew Wentz NMLS# 1852397