Current down payment assistance guidelines, updated from one source.
One source feeds every down payment assistance page Lendmire publishes; the Boulder, CO figures below refresh when the program sheets are updated.
Of the purchase price
Measured on the purchase price or the appraised value, whichever is lower; the largest option covers the down payment and reaches closing costs, and the smaller options cover the 3.5% FHA minimum.
Covers the whole FHA down payment
Nothing to repay, ever: this option pays the full 3.5% FHA minimum down payment and leaves no lien behind, for buyers within the area income limit or in a qualifying category.
On the forgivable and repayable options
Most of the options carry no income limit, so a higher-earning household qualifies the same as anyone else; only the nothing-to-repay option looks at income, at 140% of the area median, or at a qualifying category.
Credit score to start
The score that opens the nothing-to-repay option; the forgivable options start a step higher and the repayable options higher still. Two-borrower files may use a blended score on the second-lien options.
| Option | Assistance | What you repay | Credit · mortgage · units |
|---|---|---|---|
| Grant-style assistance — nothing to repay | 2% or 3.5% of the price | Nothing — released at closing | 620+ · FHA 203(b), FHA repair escrow, FHA Limited 203(k), FHA Standard 203(k) · 1–4 units |
| Forgivable second lien — three-year | 3.5% of the price | Nothing after 36 on-time mortgage payments | 640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units |
| Forgivable second lien — five-year | 3.5% of the price | Nothing after 60 on-time mortgage payments | 640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units |
| Repayable second lien — thirty-year amortization, ten-year balloon | 3.5% or 5% of the price | Second lien, 30-year amortization, balloon in year 10 | 660+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units |
| Closing-cost repayable second lien | 3.5% or 5% of the price | Second lien, 30-year amortization, balloon in year 10 | 660+ · FHA 203(b) · 1–2 units |
| Refinance-cost second lien (repayable) | 1% to 3.5% of the balance | Second lien, repaid | 660+ · FHA 203(b) · 1–4 units |
Current down payment assistance snapshot · updated September 7, 2026 · six options offered in Colorado · no option requires a first-time buyer · no option combines with another assistance program · owner-occupied primary residences only.
This page describes down payment assistance at the program level. The option for any file comes from the credit tier, the first lien, the property, and the eligibility category; the first lien’s approval, the appraisal, and full underwriting decide the actual terms, subject to lender program eligibility. Nothing here is a quote, a fee, or a commitment to lend; the calculator’s rate is a market benchmark you can edit and its payment an estimate. Lendmire is never the lender and is not affiliated with FHA, USDA, HUD, or the federal government.
What down payment assistance is — and how the options differ.
For Boulder, CO buyers, the first-time home buyer programs work the same way: the first lien carries most of the price, the assistance covers the minimum investment, and the shape of the assistance — nothing to repay, forgivable, or repayable — decides what it costs to carry.
For the program overview, see Lendmire’s down payment assistance program, or the statewide guide at Down Payment Assistance in Colorado.
Assistance covers the FHA down payment
In Boulder, CO, the assistance attaches to the first lien at closing and covers the buyer’s required investment; on the larger option, what remains after the minimum investment goes toward closing costs.
Four shapes: grant, forgivable, repayable, refinance
Nothing to repay, forgiven over time, or repaid with a balloon: the three purchase shapes in Boulder, CO cover the same minimum investment and differ in what the buyer owes afterward.
Credit floors, mortgage programs, and unit counts
Credit decides which options are open; the first lien decides which options attach; the property’s unit count and type decide which option carries it. The options table shows all three side by side.
Eligibility without a first-time-buyer rule
A Boulder buyer who has owned before is eligible; the second-lien options carry no income limit and no first-time-buyer rule, and the nothing-to-repay option opens on any one of four categories.
This is the whole test: the price sets the minimum investment, the option covers it, and the larger option leaves room for closing costs. The tool below applies it to your numbers and adds the FHA payment estimate.
Where Boulder’s first-time and moderate-income buyers shop — and how the assistance fits.
Census housing and income data describe who buys in Boulder, CO and what it costs to get in; a lender reads those figures as context for the first lien, not as underwriting inputs.
Market context only. In most markets, the renter households are the pool the program exists for: qualified for a payment close to their rent, short the cash to close; the assistance is the bridge from one to the other.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Boulder submarkets, distinct property rules.
A down payment assistance file in Boulder reads differently by submarket — condominium approval, association packages, unit counts, and USDA eligibility all shift from one to the next.
New construction and infill
A newly built Boulder home is eligible; the buyer’s own funds requirement is covered by the assistance, and the builder’s closing date is met once the first lien is approved. The median owner-occupied home value in Boulder runs near $1,039,500 on the latest Census estimate.
Older neighborhoods and renovation loans
Renovation purchases in Boulder qualify for the assistance on the price before repairs, which lets a buyer take on a home that needs work without also finding the minimum investment. Median household income in Boulder sits near $87,493 on the latest Census estimate.
Two-to-four-unit homes, owner-occupied
The small multi-unit stock in Boulder is a path to a first home that also earns rent; the assistance pairs with the first lien on the building, up to the option’s unit limit. Median gross rent in Boulder is about $2,018 a month — the payment many renters already carry.
Townhomes and attached homes
The townhome rows of Boulder are where many first purchases happen, and the assistance is designed for exactly that: the minimum investment covered, the closing costs reachable on the larger option. Boulder counts a population near 106K within the Boulder, CO area.
Condominiums close to work
Buyers in Boulder’s condominium buildings use the program to bridge the down payment, with the building’s approval status settled early so the closing is not held up. About 53% of Boulder’s households rent — roughly 23,455 renter households, the pool the program exists for.
Manufactured homes on owned land
For Boulder buyers looking at manufactured housing, the assistance is available on owned land, with single-width homes reaching only the option that accepts them. On a home at Boulder’s median value, the FHA minimum investment comes to about $36,400 — the figure the assistance is built to cover.
Read the submarkets as orientation. The file’s figures come from the first lien, the option, and the program’s rules.
Four ways Boulder buyers put down payment assistance to work.
The same assistance serves several purposes in Boulder, CO; four of the most common are below.
Buy a two-to-four-unit home and live in one unit
An owner-occupied duplex, triplex, or fourplex in Boulder qualifies on the option that reaches four units; the buyer lives in one unit and the assistance covers the minimum investment on the whole building.
Pair the assistance with a USDA or HUD-184 mortgage
Where the first lien is USDA or HUD-184, the second-lien assistance options carry the file in Boulder, forgivable or repayable by the buyer’s choice and credit.
Cover closing costs too on the larger option
A Boulder buyer who needs more than the minimum investment uses the repayable option that covers down payment, closing costs, and prepaid items, including costs paid outside closing.
Buy a home that needs work with a renovation mortgage
A Boulder buyer taking on a fixer pairs a limited or standard renovation first lien with the assistance; the help is figured on the purchase price, and the loan covers price plus repairs.
Size the assistance on a Boulder price before requesting a quote.
Run a Boulder price through the options before you request a quote: the minimum investment, the assistance applied, what is left for closing costs, the mortgage insurance tier, and the estimated payment. Enter income to see the ratios a lender reads.
Boulder FHA payment with assistance
A Boulder scenario to start from — adjust the price, the option, your own cash, the term, and the rate to see the assistance and the payment.
Editable benchmark: 6.71% as of September 3, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an FHA loan quote.
Illustrative starting assumptions: a $600,000 price near Boulder’s median owner-occupied home value (kept where an FHA first lien is realistic), the strongest assistance option offered in Colorado applied against the FHA minimum investment, a thirty-year term at the current Freddie Mac benchmark, property taxes and insurance estimated for Colorado (U.S. Census Bureau). Every field is editable.
Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The rate field carries the weekly Freddie Mac thirty-year conventional benchmark, a market reference and not an FHA loan quote; your rate is set by the lender at lock. FHA mortgage insurance follows HUD’s published schedule for the term, leverage and loan size entered; taxes, insurance and dues are editable estimates; closing costs are not included; a repayable second lien adds its own payment, which is not shown here. Consumer mortgage lending licensed in sixteen states. Lendmire is not affiliated with or acting on behalf of FHA, USDA, HUD, or the federal government.
Same buyer, four very different closings.
The right structure for a Boulder, CO buyer depends on savings, credit, the first lien, and whether the help needs to reach closing costs.
Assistance on a government loan, saving the minimum, or a gift.
Assistance paired with the first lien at closing: the minimum investment covered, the shape chosen by credit, first lien, and eligibility category, and the second-lien options open to repeat buyers with no income limit.
Paying the minimum investment yourself keeps the closing simplest — no second lien, no category, no course; the trade is the months or years of saving that the assistance replaces. For the first lien itself, see Lendmire’s FHA loan program.
USDA and HUD-184 first liens pair with the forgivable and repayable options, which then cover closing costs and prepaids rather than a down payment the first lien does not require. For the USDA first lien, see the USDA loan program.
Assistance fits the buyer short of cash to close; the plain purchase fits the buyer with savings; the USDA and HUD-184 pairing fits eligible properties and borrowers; a documented gift fits when family can help — Lendmire places the Boulder, CO file where it reads best.
What to prepare for a Boulder scenario review.
What a down payment assistance review usually starts with.
This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the mortgage, the assistance option, the property, and the eligibility category. Nothing here is legal or tax advice.
Local details that can change the loan.
A down payment assistance file in Boulder, CO is won or lost on details a plain purchase never meets: the eligibility category, the forgiveness clock, the balloon on the repayable option, the county loan limit, the property type.
Use these checks to keep the Boulder file clean and fundable.
A clean Boulder file starts with the option chosen, the first lien matched to the property, and the homebuyer education course completed where it is required.
- Know the option: read the second lien as the loan it is.
- Confirm the category: complete the homebuyer education course where required.
- Do not stack: check the first lien’s specialty programs against the option.
The option decides what you owe afterward
The same minimum investment can be covered three ways in Boulder, CO, and the difference is entirely in what happens after closing: nothing, nothing if the first lien stays current, or a second loan that comes due; the options table shows what is offered.
The eligibility category for the nothing-to-repay option
The category is checked at application on the nothing-to-repay option, together with the signed assistance application and the education certificate; no option requires a first-time buyer, and the second-lien options carry no income limit.
No stacking with other assistance
No option may be combined with another down payment assistance program, and the nothing-to-repay option does not combine with a high-balance first lien; one assistance option, one first lien, one closing.
Blended scores for two-borrower files
On the second-lien options, two occupying borrowers can qualify on the average of their representative scores when the higher earner has the higher score; the loan must carry an automated approval, and every borrower still needs a score.
Property type and unit count select the option
Units decide the option: the nothing-to-repay option reaches four units, the purchase second-lien options stop at two; condominiums need FHA approval, and manufactured homes must sit on owned land.
From a Boulder pre-approval to keys with the assistance in place.
Four steps take a Boulder, CO assistance file from a first read to funding; the first one is the one most buyers skip.
Pick the option
Every Boulder file starts with the option and the first lien; the category, the education course, and the property rules are then settled around them, in that order.
Get the mortgage approved
Lendmire packages the Boulder file for the first lien first, because the assistance follows its approval; the option’s floor and the first lien’s rules both have to clear.
Clear the property
Property review runs in parallel with the first lien; the Boulder home is checked against the option’s rules and the first lien’s, from the unit count to the association package.
Close both loans together
Final underwriting reads the whole Boulder, CO file against the first lien’s rules and the option’s; the loan funds with the assistance in place and the second lien, where there is one, recorded behind it.
A brokerage that pairs the assistance to the loan.
Pairing the right assistance to the right first lien for a Boulder buyer means knowing which option the credit opens, which the property allows, and what each costs to carry — before the contract is signed.
The option, matched to the buyer
The nothing-to-repay option where it fits, the forgivable options where it does not, the repayable option where closing costs are the hurdle — chosen for the Boulder, CO buyer, not by default.
The mortgage, matched to the property
A Boulder file is matched to the first-lien program that carries the property — FHA everywhere, USDA or HUD-184 where they fit — and the assistance option follows that choice.
The right wholesale program
Not every wholesale lender carries down payment assistance, and the ones that do differ on shape, floors, and states; Lendmire knows which is which.
Trusted by first-time buyers & families alike.
Boulder down payment assistance FAQs
Plain answers to the questions Boulder buyers ask most about down payment assistance, before you request a review. Every file is underwritten individually; nothing here is a commitment.
Do I have to be a first-time homebuyer?
No. None of the options requires a first-time buyer. Being a first-time buyer is one of four categories that opens the nothing-to-repay option; the second-lien options have no first-time-buyer rule and no income limit at all.
Is there an income limit?
The second-lien options have none; the nothing-to-repay option has an area income limit that a qualifying occupation, a first purchase, or an underserved tract can substitute for.
What first-time home buyer programs are available in Boulder?
A Boulder buyer can cover the FHA minimum investment through a nothing-to-repay option where offered, a forgivable second lien, or a repayable second lien that reaches closing costs; the calculator on this page sizes each one on a price you enter.
Do I have to pay the assistance back?
Two of the shapes: the nothing-to-repay option where it is offered, and the forgivable second liens, which are released after the on-time payment period. The repayable option is a loan.
What credit score do I need?
It depends on the option. The lowest floor belongs to the nothing-to-repay option; the second-lien options start higher, and the first lien’s own rules apply on top.
Can I combine this with another assistance program?
The options do not stack with each other or with local, state, or employer programs; a Boulder buyer eligible for more than one chooses the one that fits best.
Which mortgages can the assistance be used with?
The nothing-to-repay option pairs only with FHA; the second-lien options pair with FHA, USDA, and HUD-184. The property and the buyer decide which first lien fits.
What property types are eligible?
Most primary-residence property types, with the condominium’s approval, the manufactured home’s width and title, and the unit count deciding which option attaches.
Can the assistance cover closing costs too?
Yes, on the larger repayable option, which covers the minimum investment and a further share of the price for closing costs and prepaid items, including costs paid outside closing. The nothing-to-repay and forgivable options cover the minimum investment only.
Do I need a homebuyer education course?
Required on one option, optional on the rest; schedule it early if the nothing-to-repay option is the plan.
The down payment is the hurdle. Let us clear it.
Share the property, the price, and a little about your situation; a Lendmire loan officer names the option that fits and follows up.
This guide covers Boulder — for the statewide options, categories, and property rules, see Down Payment Assistance in Colorado, part of Lendmire’s down payment assistance program.
Also in Colorado: Vail · Lakewood · Parker · Aspen · FHA Loans · USDA Loans