Home / FHA Loan
FHA Loan
A lower barrier to buying your first (or next) home. FHA loans are insured by the Federal Housing Administration, which lets lenders offer low down payment options and more flexible credit guidelines. We're a family-run, veteran-owned broker based in Thornton, serving the Denver metro. We compare FHA options across multiple lenders and pair them with down payment assistance when it fits.
- Low down payment options
- Flexible credit guidelines
- FHA 203(k) renovation loans
- CHAC & CHFA assistance
Is an FHA loan a good fit?
FHA is built for buyers who have steady income but don't fit the tight box of a conventional loan. It's often a strong fit if you:
- Are buying your first home anywhere in the Denver metro
- Have a smaller down payment saved, or plan to use gift funds from family
- Are rebuilding credit or have a thinner credit history
- Want a family member to help you qualify as a non-occupant co-borrower
- Are buying a home that needs work (see FHA 203(k) below)
Credit doesn't have to be perfect
Our lenders offer FHA options for a wider range of credit profiles than most conventional programs, and some can manually underwrite a file when automated approval says no. Every situation is different, so we'll look at your actual credit report and tell you plainly what's possible.
Not ready yet? We'll give you a clear game plan to get there.
How FHA loans work
Mortgage insurance
FHA loans include an upfront mortgage insurance premium and an annual premium paid monthly. It's what makes the flexible guidelines possible, and we'll show you exactly how it affects your payment.
Your primary residence
FHA financing is for a home you'll live in as your primary residence, including single-family homes, townhomes, FHA-approved condos and 2–4 unit properties.
County loan limits
FHA sets a maximum loan amount for each county, including Adams County. We'll confirm the current limit for the home you're considering.
Gift funds welcome
Family members can gift money toward your down payment and closing costs, with the right documentation. We'll walk you through the paperwork.
Appraisal standards
FHA appraisals check that the home is safe, sound and secure. If a home needs repairs, a 203(k) loan may be the answer.
Refinance later
Already have an FHA loan? An FHA Streamline Refinance can make it simpler to refinance when it makes sense for you.
FHA 203(k): buy it and fix it with one loan
Found the right house in the right neighborhood, but it needs work? An FHA 203(k) loan rolls the purchase price and the cost of repairs into a single mortgage, so you aren't juggling a second loan or paying for renovations out of pocket.
There are two versions: a Limited 203(k) for smaller, non-structural updates like flooring, kitchens, roofs and appliances, and a Standard 203(k) for larger projects. We'll help you figure out which one your project needs and coordinate with your contractor.
Pair FHA with CHAC
FHA works well with Colorado down payment assistance. We most often pair it with CHAC (Colorado Housing Assistance Corporation) programs, and we also work with CHFA.
These programs have their own rules, such as income limits and homebuyer education, and funding can change. We'll check what you may qualify for before you start shopping, so you know your real cash to close.
FHA vs. conventional
Neither is always better. It depends on your credit, down payment and plans. Here's how they generally compare; we'll run both for your situation.
| FHA | Conventional | |
|---|---|---|
| Credit flexibility | More flexible; manual underwriting available with some lenders | Stricter; pricing tied closely to credit score |
| Down payment | Low down payment options | Low down payment options for qualified buyers |
| Mortgage insurance | Upfront plus annual premium | Required with a smaller down payment; can be removed later |
| Fixer-uppers | FHA 203(k) renovation loans | Separate renovation programs |
| Property use | Primary residence only | Primary, second home or investment |
From first call to keys
Talk it through
Send us a message or give us a call. We learn your goals, budget and timeline.
Get pre-approved
We review income, credit and assets, check assistance programs, and compare FHA options across lenders.
Shop and close
You shop with confidence. We coordinate appraisal, underwriting and title through closing day.
FHA loan FAQ
Do I have to be a first-time buyer to use FHA?
No. FHA is popular with first-time buyers, but repeat buyers can use it too, as long as the home will be your primary residence.
How much do I need for a down payment?
FHA offers low down payment options, and gift funds or Colorado assistance programs like CHAC and CHFA may cover some or all of it for eligible buyers. We'll show you the actual numbers for your situation.
Can I get an FHA loan after a bankruptcy or foreclosure?
Often, yes. FHA's waiting periods after a bankruptcy or foreclosure can be shorter than those for conventional loans, and re-established credit matters. Tell us your timeline and we'll check where you stand.
Can I buy a condo with an FHA loan?
Yes, if the condo project is FHA-approved, or in some cases through a single-unit approval. We'll check the specific building before you make an offer.
Why use a broker instead of a bank for FHA?
A bank offers its own FHA product. As a broker, we compare FHA options from multiple lenders, including ones that work with more credit profiles or offer manual underwriting, to find the right fit for you.
Let's see if FHA fits your plans.
Tell us a little about your goals and a real person from our team will reach out, usually the same business day. Mon–Sat, 8 AM–6 PM.
Submitting this form is not an application for credit and does not lock a rate. See our Privacy Policy. North Point Financial Inc. · Company NMLS #362825 · Equal Housing Opportunity.
Educational content, not financial advice or a rate quote. Loan approval, programs, down payment assistance and terms vary by lender and borrower and are subject to credit approval, program guidelines and property eligibility. North Point Financial Inc. is a mortgage broker, not a lender or a government agency, and is not affiliated with FHA or HUD.