If you are not able to purchase in cash, securing financing is a vital part of buying a new home or investment property. There are numerous types of loans available in the marketplace, and determining which is best suited for your needs can be an overwhelming process.
Atlas has spent years establishing relationships with the best lenders in the region. Our brokers take the time to understand your needs and match you with the best lender for your situation and objectives.
To help narrow your search, Atlas has broken it down for you. For more information about any of these financing options, call to speak with one of our brokers today: 303-242-8980.
Conventional loans typically require a cash down payment of anywhere between 5-20% of the sale price of the property. Conventional loan limits are usually $417,000. If the cost of the loan you need is above $417,000, then it will be considered a “jumbo loan” and have higher interest rates. On average, conventional loans are the most difficult to qualify for but usually have the lowest interest rates overall.
FIRST TIME HOMEBUYER FINANCING
Federal Housing Administration (FHA)
An FHA loan is a nice option for homebuyers with a high debt-to-income ratio or a low credit score. The minimum down payment for an FHA loan is 3.5% of the sale price of the property. FHA loans have two mortgage insurance premiums associated with them: one is an upfront premium of 1.75% of the loan amount, paid at closing, and the other is an annual premium that ranges from 0.45% to 0.85% of the loan amount. FHA loans are a great option for many buyers, particularly first time home purchasers.
Conventional 3% Down Payment
For first time homebuyers only, most banks will approve a conventional loan requiring just 3% down. There are specific requirements, including a) the property needs to be one-unit single family home, PUD, or condo, b) at least one buyer has not owned a home in the last three years, c) the property will be the owner’s primary residence, and d) the loan amount is at or below $417,000. You can have a credit score as low as 620 and still qualify for this program, and depending on your other qualifications, your interest rate can be as low as or the same as those who put 20% down.
Veterans’ Affairs (VA)
A VA loan is a good option for most active-duty military and veterans, reservists, National Guard members, and spouses of members who died while on active duty or as a result of a service-connected disability. The VA does not lend money but instead guarantees loans made by private lenders. No down payment is required from qualified borrowers buying primary homes. The VA charges an upfront funding fee which varies from 1.25% to 3.3% of the loan amount.
HomeReady by Fannie Mae
This is a new program from Fannie Mae! HomeReady serves low- to moderate-income borrowers and allows households to pool income together in order to qualify for a loan. Down payments with HomeReady can be as low as 3%.
Rent with Right to Purchase Program
Atlas’ Rent with Right to Purchase program is best suited for individuals who may need more time before they can qualify for a loan but are currently interested in buying. For more information, click here or contact Ed Reynolds at 303-242-8980.
Grants and Down Payment Assistance
Colorado Housing Finance Authority (CHFA)
In addition to offering a variety of loan options, CHFA also offers down payment and closing cost assistance grants. You can apply to receive up to 3% of your first mortgage loan to help cover some of your down payment and/or closing costs. CHFA also allows you to finance your closing costs for 1-2% of your first mortgage loan amount through their Borrower Premium program.
Colorado Housing Assistance Corporation (CHAC)
CHAC provides low interest, flexible loans to low- and moderate-income first time homebuyers for down payment and closing cost assistance throughout Colorado. The loan would be considered a second mortgage on the property being purchased and would require repayment monthly, although the start date of those payments can vary. All borrowers are required to have a minimum contribution of $1,000 to the transaction.
National Homebuyers Fund (NHF) Platinum Program
This program is best suited for individuals looking to buy a primary residence and who are able to qualify for a loan but may need down payment and closing cost assistance. You can apply to receive a grant up to 5% of the loan amount, which can be applied towards your down payment or closing costs. The grant is considered a gift and does not need to be repaid. You do not have to be a first-time homebuyer to be eligible to apply.
REGIONAL BANK LENDING
Regional bank lending refers to local banks that offer portfolio lending for investors with more than four properties. The following are a sample of a few regional lenders in the marketplace that specialize in investment financing for residential properties.
First Bank offers a variety of loan options, from construction loans to retirement-based real estate loans for both residential and commercial properties. They are a great option for long term rental financing on single family home purchases.
Commerce Bank offers financing for income-producing properties from start to finish—from acquiring land and funding construction to ensuring you have adequate capital during lease-up. They have fixed interest rate options to reduce risks.
City Wide Banks
City Wide Banks offer commercial mortgage loans for investment and owner-user properties in Denver and across the United States. They tailor loans to your needs with fixed or floating rates with long term amortization and recourse or non-recourse loan structures. They cover both new construction and existing properties.
INVESTMENT REAL ESTATE FINANCING
Investment real estate financing is generally best for investors with five or more investment properties and often as many as 100-200.
Colony American Finance (CAF)
This program is best suited for residential real estate investors and focuses on both rental and fix-and-flip financing. CAF accommodates a range of portfolio sizes from 5-500 properties and offers credit line and term loan options designed to meet the needs of borrowers of all sizes. CAF extends pre-approved lines of credit for acquisitions and offers non-recourse loans, which is very unique.
B2R offers a variety of financing options for individual real estate investors. Their Portfolio Pro option allows you to get cash out from your existing rental properties. The Annex Pro option is a great short-term business loan to help you acquire, rehab and lease vacant investment properties. The Flash Pro option is designed for experienced, short-term fix-and-flip investors, as you have the option to acquire multiple properties on a single credit limit.