Most people searching CHFA and first-time buyer grants aren't really asking about programs — they're asking where do I even start? That's the part we fix first. Then we tell you which programs you actually qualify for: CHFA, grants that go further than CHFA, or 3% down conventional.
Do you actually need down payment assistance? Plenty of first-time buyers we talk to don't — and going through a program they don't need costs them a better rate. That is the first thing we work out, before anyone mentions a grant.
3% down conventional — for first-time buyers with decent credit, this is often the cleanest path. Mortgage insurance falls off as you build equity, unlike FHA.
No program restrictions — no income limits, no purchase price caps, no forgiveness clock, no second lien to subordinate later.
Usually a better rate — assistance programs often price above market. If you don't need the help, taking it can cost you more over time than it hands you at closing.
Gift funds count — money from family is allowed on both conventional and FHA. A lot of buyers don't realize this and assume they're short.
True grants (100% forgiven) — no repayment, no second lien, no forgiveness clock. This is the structure to want when it's available to you.
Up to 3.5% grant — some of the programs we run exceed what CHFA offers. Eligibility varies by income and household.
Silent seconds and forgivable loans — CHFA and metro programs often use these. They can absolutely work, but a second lien has to be paid off or subordinated when you refinance. Know that going in.
Big advertised numbers — a large "assistance" figure is usually a loan, not a grant. Always ask which it is. The answer changes what it actually costs you.
These are the programs we actively originate. Availability, income limits, and terms change. The only way to know what you qualify for is to talk to us.
For first-time buyers with credit around 620+. Just 3% down, no upfront mortgage insurance fee, and the monthly MI drops off automatically once you reach 20% equity. No income limits, no purchase price caps, no second lien.
3% down · MI falls off · No program restrictionsTrue grants of up to 3.5% of the purchase price — no repayment, no second lien, no forgiveness clock. Some of these exceed what CHFA offers. Income and purchase price limits apply, and availability moves with funding.
True grant · No repayment · Refinance freelyColorado Housing and Finance Authority offers grants and silent second mortgages for qualifying buyers, plus first-generation homebuyer programs for buyers whose parents haven't owned. Income and purchase price limits apply.
Multiple structures — ask us which appliesCredit from 580 with 3.5% down. Built for real-world credit histories, and it stacks with down payment assistance. The trade-off is mortgage insurance that stays for the life of the loan, so we price it against conventional side by side.
580+ credit · 3.5% down · Stacks with DPAFamily gift money is allowed on conventional and FHA, and a motivated seller can cover much of your closing costs. Between the two, a lot of buyers who assumed they needed a program turn out not to.
Often the simplest path — and nobody mentions itThe definition is broader than most people assume, and the programs reach further than the label suggests. If you don't see yourself here, ask us anyway.
The straightforward case. Most programs are built for you.
You count as a first-time buyer again on most programs.
First-generation programs exist specifically for you.
Gift funds and seller concessions often close the gap.
FHA reaches to 580. Under that, we build you a plan.
Then you may not need a program at all — and we'll say so.
Most first-time buyers dramatically overestimate what they need up front. The 20% figure is folklore — 3% is a real conventional program, and gift funds from family are allowed. Before we talk about any assistance program, we work out whether you need one, because a program you don't need usually costs you a better rate.
If you do need help, the structure matters as much as the amount. True grants are the best outcome — 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 silent seconds and forgivable loans are not inherently bad — for the right buyer with a longer timeline, they work fine. What we won't do is let you sign one without understanding what it means for refinancing later.
Be careful with big advertised assistance numbers. A large figure is usually a forgivable loan or a repayable second, not a grant. Ask the question every time: is this a grant, a forgivable loan, or a repayable second? Those are three completely different things, and only one of them is free.
Nobody is born knowing how this works. The buyers who do best aren't the ones who researched the hardest — they're the ones who got the order of operations right. Here it is, in plain language.
Not a calculator guess — what you can actually borrow, and what the monthly payment really is once taxes and insurance are in.
Grants, CHFA, first-generation programs, or none of them. This is where most people start, and it's actually second.
A letter sellers take seriously, built on documents we've actually reviewed — not a soft estimate that falls apart at offer time.
We have our own agents. Yours will already know your number, your programs and your timeline before the first showing.
Agent and lender on the same team, so your offer doesn't lose to someone whose financing looked cleaner on paper.
You'll know your cash to close and your payment before you sign anything. No moving numbers at the table.
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 same day or next day to set up your next step.
This is where the real work happens. We work out your true down payment and closing costs, whether you need an assistance program at all, and which structure fits if you do. You get straight answers on the real rate and payment, and what any program means for refinancing later. No sales pitch. No pressure.
Once we know your situation, we check income, credit, and program eligibility. We match you to the best structure — grant over second lien wherever possible — and build your pre-approval letter so sellers take you seriously.
We close fast, with the least out of your pocket that your situation allows and a rate you can live with. 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 where we walk the whole buying process end to end — your real number, which programs you qualify for, and what the next 30 days look like.
If you don't have an agent yet, we have our own — so your agent and your lender are on the same team from day one. No pressure at any point. The goal of the first call is clarity, not a commitment.
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