Greeley closed 1,137 single-family sales in the last 12 months, down 18% from the pandemic peak but stabilizing above pre-2020 levels. Median days on market sit at 17—faster than Fort Collins—because buyers priced out of Boulder County are commuting south. New construction dominates west of 71st Ave, with builders like Lennar and DR Horton offering 3-2-2 floor plans at $385K before incentives.

Investors target the 80631 ZIP for 1960s brick ranches that rent for $1.95 per square foot, while first-time buyers gravitate toward 80634 for townhomes under $350K. Lot premiums have eased: most builders are offering $5K toward closing costs again, and NMHL’s builder-rate-buy-down program can knock 0.75% off the first-year rate—saving roughly $200/mo on a $380K loan.

Bittersweet & Westlake Village: Family-centric, HOA-maintained pools, walking distance to Frontier Charter K-8. Homes $375-450K; HOA $45/mo.

Downtown Greeley Historic District: 1900-era Victorians and mid-century mixed-use lofts. Prices $300-500K; great Airbnb potential with city licensing. Parking can be tight; NMHL’s renovation loans (FHA 203k or conventional Homestyle) roll upgrade costs into one mortgage.

Northridge & 10th St Corridor: 1970s-1990s splits and two-stories, $340-420K. Close to Costco and NCMC hospital—ideal for travel nurses using our 0% down physician loan waiver.

Pheasant Run & Reserve at Westford: New builds on half-acres, $500-700K. Wells run 250-400 ft deep; NMHL’s jumbo programs allow up to 95% LTV when the land is already included in builder contracts.

Many Greeley buyers assume they need 20% down because local credit unions advertise low rates but require big equity. In reality, Colorado stacks assistance better than most states:

• CHFA FirstStep: 3% second mortgage at 0% interest, forgiven after 3 years. Combine with FHA 3.5% and you effectively bring only $1,500 on a $400K purchase.
• Weld County HOME: $10K at 0%, deferred until refinance or sale; household income under 80% AMI.
• City of Greeley HOME-STEAD: $15K for homes within city limits built before 2010; must stay five years.
• Colorado Housing Assistance Corp (CHAC): $25K silent second for teachers, first responders, and veterans; NMHL partners with CHAC to subordinate liens smoothly at closing.

We track each program’s funding tranche—Weld County opens applications every Feb and Aug—and pre-underwrite you so you can submit the assistance paperwork the same day you go under contract.

Weld County’s assessed value equals 6.95% of actual market value; multiply by 0.075 (rough mill levy) to estimate annual tax. On a $400K home, expect $2,100-$2,400. Greeley has five metro tax districts—downtown, St. Michaels, 8th Ave, Northridge Plaza, and the new 71st & 10th corridor—each adding 2-5 mills, or about $80-$200/year.

Insurance runs $1,200-$1,600 thanks to Greeley’s distance from wildfire zones, but hail claims are common; pick a 1% deductible to keep premiums down. Closing costs average $3,800 (lender, title, appraisal) plus $400 for a sewer scope—older neighborhoods have clay mains. NMHL’s Closing Cost Relief credit covers up to $2,500 if you lock by the 25th of the month, and we never charge an underwriting or rate-lock fee.

FHA Plus: 580-619 scores OK, 3.5% down, manual underwrite to 50% DTI—perfect for UNC grads with new W-2s.

VA Advantage: $0 down to $766,550, 100% CLTV on subsequent use, and we accept 50% disability rating without funding fee.

USDA Rural: Eaton, LaSalle, and east Greeley 80620 still qualify; 0% down, 1% upfront guarantee can be financed, and seller can pay 6% toward closing.

Bank Statement Jumbo: 12- or 24-month deposits, 15% down to $1.5M, no MI, close in 21 days.

Fix-&-Flip Investor: 85% LTC, rates starting at 8.75%, interest-only 12-month term—popular for the downtown Victorian conversions.

Every pre-approval is run through our Greeley Rate Pulse engine, which compares live pricing from six investors so you see the best real-time rate, not a teaser quote.

1. Upload 30 days of paystubs, 2 months of asset statements, and your driver’s license through NMHL QuickApp (mobile-friendly, 5 minutes).
2. Pick your target ZIP—80631, 80634, or a new build in 80620—and we’ll pull actual taxes, HOA, and insurance quotes so the payment you see is the payment you get.
3. Receive three loan scenarios (conventional 3%, FHA 3.5%, VA 0%) within 90 minutes, complete with Greeley-specific down-payment assistance attached.
4. Schedule a 15-minute Zoom with our Greeley loan officer—born in Eaton, now lives in Bittersweet—to review credit tweaks that could raise your score 20 points in 30 days.
5. We issue a same-day pre-underwritten letter valid 120 days; our realtor partners report accepted offers at a 94% success rate when this letter is attached.

Ready to beat the weekend open-house rush? Click Apply Now or call (970) 555-HOME and speak to a Greeley-based NMHL advisor before 7 p.m.—we answer our phones, not an offshore queue.