Brighton’s growth radiates along E-470 and north toward Lochbuie. Here’s where NMHL borrowers are winning contracts this spring:

• Bromley: 1,700 new homes planned, prices $390–$550 K, walkable to the new Bromley Town Center. Builders still paying up to 3 % in closing-cost incentives—perfect to pair with NMHL’s zero-lender-fee conventional loans.
• Reunion: Large 0.25-acre lots, lake access, and Prairie Highlands Golf Course. Median $475 K; HOA keeps common areas pristine. We see strong VA activity here thanks to nearby Buckley Space Force Base.
• Original Brighton: 1960s–1980s ranch homes on 8,000-sq-ft lots. Prices $340–$420 K after renovations. FHA 203(k) loans are popular; NMHL’s in-house renovation team can roll up to $50,000 in repairs into one 30-year fixed.
• Todd Creek Farms: Acre-plus horse properties, $500–$700 K. We underwrite these with USDA (outer Weld eligible) or portfolio jumbo if the acreage exceeds USDA limits.

Tip: If you need a quick close, NMHL’s Brighton Express program waives underwriting re-review once the appraisal clears—saves 5–7 days.

Coming up with $15,000–$20,000 for down payment plus closing costs on a $440,000 home stops many Brighton renters in their tracks. The good news: you may not need it all. Combine these programs for maximum leverage:

• CHFA FirstStep: $15,000 grant + 3 % below-market rate for first-time buyers under $135,100 income in Adams County. NMHL is a CHFA Gold Partner—our rates match the agency’s lowest published tier.
• Adams County DPA: 0 % interest, forgivable after five years. Works on any FHA, VA, or conventional loan. Must contribute $1,000 of own funds.
• Colorado Turnkey Plus: 4 % of purchase price in silent-second assistance. No monthly payment; repaid only when you sell or refinance. NMHL can subordinate if you refinance later with us.
• NMHL Advantage: Our proprietary 3 % down with no PMI and a free 12-month home-warranty package—popular in Brighton’s competitive $350–$450 K band.

Example: $400,000 purchase—combine CHFA $15,000 grant + $12,000 Adams County DPA + seller paid 2 % closing costs. You walk in with $4,000 total cash and still keep your emergency fund intact.

More than 18 % of Brighton’s workforce owns a small business—roofing crews, oil-field services, craft breweries along Bridge Street. Big banks decline them when tax write-offs drop qualifying income below $30,000. NMHL’s bank-statement program fixes that:

• Use 12 or 24 months of business or personal statements—no tax returns.
• Qualify at 85 % of gross deposits after removing NSF fees.
• Loan amounts to $1.5 million with 20 % down or 10 % down with 700 score.
• Accepts credit scores as low as 620.

Last fall we closed a $485,000 purchase in Reunion for a husband-wife landscaping team who showed $47,000 on their 1040 but $142,000 in bank statements. Rate came in at 7.125 %—only 0.25 % above conventional because we treated it as a 24-month, five-year ARM.

If you take 1099 contract income—Amazon delivery, Uber, DoorDash—we can qualify you at gross 1099 less a 15 % expense factor, no questions asked, down to 640 score. That puts a $350,000 townhome in South Creek within reach with 10 % down and seller concessions covering closing costs.

With Buckley Space Force Base 18 miles south and dozens of reserve units along I-76, Brighton hosts a robust military community. If you’ve served 90 days active or six years in the Reserves, you can buy that $440,000 median home with:

• Zero down—saving $44,000 compared to 10 % conventional.
• No monthly PMI—saves $280–$320 per month on a $440,000 loan.
• VA funding fee only 1.25 % (first-time use) or 0.5 % with 5 % down; veterans rated 10 % disabled or higher are exempt.
• Adams County property-tax veteran exemption knocks $1,500 off annually—NMHL factors this into your qualifying payment.

Because NMHL is a direct VA lender we can issue your certificate of eligibility in-house and close in 21 days. Last month we beat a cash offer for a $485,000 Reunion home by 1) waiving the appraisal contingency—our VA appraisal came back $10,000 above contract, and 2) offering a 14-day close. The seller, a veteran himself, took our buyer’s offer even though it was $5,000 below the highest bid.

Surviving spouses with VA entitlement and buyers using a discharge upgrade are all welcome; our Brighton loan officer team includes two former Army NCOs who speak the language.

Maybe life happened—medical bills from Platte Valley Medical Center, a repo during the oil downturn, or a short sale after 2008. You’re renting a $2,200 house in Original Brighton while your landlord builds equity. Let’s change that.

1. Pull your NMHL Fresh-Start credit report—we use the same tri-merge system as our underwriters so there are no surprises.
2. Set target scores: FHA 580 for 3.5 % down, 500–579 for 10 % down. We simulate how many points you gain by paying down a $1,800 credit-card balance to 30 %—usually 18–22 points.
3. Rapid rescore in 5–7 business days; we partner with Brighton Credit Union to collateralize a secured card if you need new positive history.
4. Close. In 2023 our average Fresh-Start client raised their score 67 points in 92 days and bought at 7.0 %—only 0.5 % above prime conventional.

We keep you mortgage-ready: free credit monitoring for the first 12 months after closing. If rates drop and your score rises above 620, NMHL’s Fresh-Start Refinance waives most closing costs so you can drop your rate without re-qualifying from scratch.

Weld County assesses every two years; 2025 notices mail May 1. If your purchase price is below the assessor’s value, file a Protest of Valuation by June 1. NMHL supplies comps and a desktop appraisal at no charge—last year we helped 68 Brighton homeowners cut assessed value 9 % on average, saving $210 per year in tax.

Senior exemption: If you’re 65 or older and have lived in the home 10 years, 50 % of the first $200,000 of value is exempt—worth $550–$600 annually. Disabled veteran: 100 % exemption on first $150,000. We automatically apply these when we set up your escrow account so your monthly payment reflects the true bottom line.

Because Colorado’s mills fluctuate with school bonds, we escrow a 2 % cushion. Any surplus is refunded after the November tax statement—our servicing team in Greeley issues checks by December 15, right in time for holiday shopping.