Denver’s real estate scene is thawing after the 2023 freeze, but don’t expect bargains—median days-on-market dropped to 11 inside I-25, and bidding on a remodeled bungalow in Berkeley now averages 4.2 offers. New construction is surging in Green Valley Ranch and the old Stapleton airport footprint, with 2,800 single-family permits issued last quarter alone. Interest rates hovering in the mid-6% range have pushed some buyers to the sidelines, yet the influx of tech workers from California and Texas keeps demand sticky. Key stat: inventory inside the 470 loop sits at 1.2 months, well below the balanced 6-month mark, so pre-approval is mandatory before touring.

• Detached median: $650,000 (up 4% YoY)
• Attached median: $485,000 (up 6% YoY)
• Average seller concession: $2,900 (down 38%)

If you’re priced out of Central Park or Sloans Lake, look south to Sheridan or west to Lakewood, where NMHL’s USDA Rural loans still finance zero-down purchases under the $586K loan limit.

Highlands & LoHi ($700–$950K): Victorian cottages turned modern with rooftop decks; walkable to 32nd & Lowell shops. FHA jumbo goes to $871K here, so bring 3.5% and you’re in.

Berkeley & Regis ($550–$700K): Mid-century brick ranches on 6,250-sq-ft lots; quick hop to I-70 for mountain weekends. NMHL’s HomeStyle renovation loan bundles that kitchen expansion right into your first mortgage.

Montbello & Green Valley Ranch ($425–$525K): Top choice for first-time buyers using CHFA grants. Light-rail extension to DIA is 2026, so appreciation potential is strong.

RiNo & Five Points lofts ($500–$1M): Artist lofts with 14-ft ceilings; HOA dues run $350-$550. We qualify you using 50% of those dues against income so debt-to-income stays under 45%.

Littleton & Centennial suburbs ($600–$800K): Cherry Creek School District magnet for families; property taxes hover 0.68%. Ask about NMHL’s Teacher Next Door program with $2K in closing-cost credit.

Colorado Housing and Finance Authority (CHFA) still dominates the assistance space, but Metro DPA and local city grants are quietly gaining ground. Here’s how NMHL stacks them:

• CHFA FirstStep: 4% silent-second forgivable after 3 years; no monthly payment; income limit $120,600 for Denver County.
• Metro DPA: 4% of loan amount; no recapture unless you sell in year one; can be layered with HomeReady for only 1% borrower contribution.
• Denver Turnkey Plus: $15,000 grant for homes west of Federal; must be first-time buyer and earn ≤ 100% AMI.
• Colorado Housing Assistance Corp (CHAC): 1% second at 3.75% fixed; only $500 toward your own funds required; works with credit scores down to 620.

Because NMHL is a CHFA Preferred lender, we reserve grant money each quarter so your funds are locked on day one, not yanked at closing like some competitors.

Colorado’s assessment formula is quirky: homes are reappraised every odd-numbered year based on comparable sales through June 2023, but the rate you actually pay depends on a dozen local mill levies. Denver’s combined mill is about 82, but Glendale hits 93 and Commerce City drops to 75. On a $600,000 detached home, expect an assessed value of $42,900 (7.15% of actual) multiplied by 0.082 for an annual bill near $4,920. Payments are split: the first half due February 28, second half due June 15. NMHL escrows at 14 months to cover tax-sale deadlines and the 4% late penalty.

Exemptions to shrink your bill:

• Senior Exemption: 50% of first $200K of value if you’re 65+ and have owned 10+ years.
• Veteran Exemption: $1,000 of actual value off the assessment for 100% service-connected.
• Disabled Exemption: 50% of first $200K for permanently disabled residents.

Because Colorado’s Gallagher Amendment was repealed, expect modest 2-4% annual increases rather than the historic roller-coaster swings.

Big banks treat Denver like any fly-over market; NMHL underwrites Colorado every single day.

Rocky Mountain Bank Statement: 12 or 24 months of business deposits, 10% down to $1.2M, no MI, rates starting at 6.625%. Perfect for LoDo consultants or Parker ranch owners.

Mile-High FHA 580: Credit scores 580-619 welcomed with 3.5% down; we ignore medical collections under $3K and accept gift funds from your Vail buddy.

Denver VA Advantage: 550 minimum FICO, up to $1.5M with 0% down, 100% gift allowed for closing costs, and we’ll count BAH as effective income.

CHFA + Grant Combo: We layer CHFA 4% grant with lender-paid MI so your payment on a $450K townhouse drops $186 per month versus standard FHA.

Self-Employed One-Day Approval: Upload bank statements to our Denver portal by 9 a.m., receive conditional approval by 5 p.m.—no tax returns needed.

Every loan comes with our free CreditXpert re-score; last quarter we lifted borrowers an average of 27 points in 14 days, saving them $2,400 in lifetime interest.