Colorado Mortgage Loans

Experience matters. Colorado has unique lending considerations including mountain resort high-cost loan limits, short term rental income documentation in ski markets, and significant population growth driving an active Front Range market. Alpine has been originating Colorado mortgages for years and our team has deep experience helping borrowers navigate the state's diverse markets.

Yes. Colorado's mountain resort markets including Aspen, Vail, Telluride, Steamboat Springs, and Breckenridge have unique lending considerations. Our wholesale lender network includes specialty lenders experienced with mountain resort communities, condo financing in ski resort buildings, short term rental income documentation, and the high-cost loan limits ($1,249,125) available in resort counties like Pitkin, Eagle, San Miguel, and Routt.

More lenders means more options and better odds of finding the most competitive rate for your specific situation. Some brokers work with just 2-3 lenders. Alpine works with a large network of over 30 wholesale lenders covering conventional, government, jumbo, Non-QM, DSCR and reverse mortgage programs.

Many large lenders shuffle borrowers between application specialists, processors and closing teams. At Alpine Mortgage, the loan officer who took your application stays with you through closing. You have their direct phone number and questions get answered the same day.

Closing speed often determines whether you win a competitive bid. Alpine's streamlined process means we typically close purchases in 21-30 days. We've closed loans in as little as 2 weeks when the circumstances required it. Speed is built into how we operate, not a special exception.

Self-employed income, recent bankruptcy, low credit score, jumbo loan, investment property, short term rental income, mountain resort condo, situations banks routinely decline are often ones that Alpine Mortgage closes. Our wholesale lender network includes specialty programs for borrowers who don't fit standard underwriting boxes.

Minimum credit score requirements depend on the loan program. As of November 2025, Fannie Mae eliminated its minimum credit score requirement on conventional loans, meaning borrowers with scores below 620 may now qualify based on overall risk profile. FHA loans accept scores as low as 580 with 3.5% down, or 500 with at least 10% down. Non-QM loans can accept scores down to 600. Borrowers with stronger credit (740+) qualify for the best rates available. As of April 22, 2026, both legacy FICO scores and the newer VantageScore 4.0 are accepted on conventional loans.

The minimum down payment depends on the loan program. Conventional loans allow as little as 3% down for first-time buyers. FHA loans require 3.5% down with a 580 credit score. VA loans require zero down for eligible veterans. Investment properties typically require 25% down. While 20% down avoids private mortgage insurance (PMI), many Colorado buyers put down less than 20% and pay PMI until they reach 20% equity. First-time CO buyers may also qualify for down payment assistance through CHFA programs.

Yes, but only by refinancing into a conventional loan. FHA mortgage insurance stays for the life of the loan in most cases (unless you put 10%+ down originally, in which case it can drop off after 11 years). Once you have 20% equity in your Colorado home through appreciation or principal payments, refinancing into a conventional loan eliminates the FHA mortgage insurance entirely. If you have 25%+ equity, you may not even need PMI on the new conventional loan, resulting in significant monthly savings beyond just the rate change.

Most Colorado mortgages close within 30-45 days of contract signing. The exact timeline depends on the loan program, the appraisal turnaround in your area, the title company's schedule, and how quickly you provide requested documentation. Mountain resort properties may take slightly longer due to specialized appraisers and seasonal availability. Refinances typically close in 30-45 days. Alpine has closed loans in as little as 2 weeks when contract terms required it.

Yes. Alpine has experience financing properties throughout Colorado's mountain resort markets including Aspen, Vail, Telluride, Steamboat Springs, and Breckenridge. Resort counties like Pitkin (Aspen), Eagle (Vail), San Miguel (Telluride), and Routt (Steamboat Springs) qualify for the maximum high-cost area conforming loan limit of $1,249,125. For short term rental investment properties, DSCR loans qualify the property based on rental income rather than personal income.

Short term rental properties (Airbnb, VRBO) in Colorado's mountain markets can be financed through DSCR (Debt Service Coverage Ratio) loans. DSCR loans qualify the property based on its rental income rather than the borrower's personal income. For short term rentals, a short term rental income report from a third party service like AirDNA documents the property's earning potential, which is critical because long term rental comparables don't reflect the higher earning potential of seasonal Colorado rentals. Investors typically need 20-25% down and a credit score of 680+.

Mortgage brokers and banks each have advantages. Banks offer relationship pricing and convenience if you already bank there. Mortgage brokers shop multiple wholesale lenders to find the best rate and program for your situation, which often means more competitive pricing and more flexibility for borrowers who don't fit standard bank criteria. Self employed borrowers, jumbo loan applicants, mountain resort property buyers, and borrowers with credit challenges typically benefit most from working with a broker. Brokers also have access to specialized programs like Non-QM and DSCR loans that most banks don't offer.