Down Payment Assistance For Veterans In Colorado
Home Loans For Colorado Veterans + Active Duty Military
Colorado is home to one of the country’s largest military and veteran communities — Buckley Space Force Base, Fort Carson, Peterson SFB, Schriever SFB, the Air Force Academy, and tens of thousands of veterans across the Front Range. Forge originates VA loans regularly and understands the BAH, PCS, and service-member-specific issues that civilian lenders miss.
0% Down=
No PMI
Waived Fees
Colorado Military Bases Forge Works With
Each base has its own housing market dynamics, BAH rate, and commute patterns. Forge has originated VA loans across all of them.
Buckley Space Force Base (Aurora)
Anchors a large active-duty community in southwest Aurora. Reunion, Tower Triangle, Southlands, and the E-470 corridor are popular Buckley buyer neighborhoods. BAH rates among the highest in Colorado.
Peterson SFB
Cyber and space operations. Buyers cluster east of I-25 and toward Falcon. School districts (Falcon 49, Cheyenne Mountain) matter for resale.
Schriever SFB
Most personnel commute from Colorado Springs. Far Eastern El Paso County and Falcon area are common buyer locations.
Fort Carson (South Colorado Springs)
Army post — large active-duty Army community. Fountain, Security-Widefield, and southern Colorado Springs neighborhoods popular for Fort Carson buyers.
USAF Academy (North Colorado Springs)
Permanent party personnel buy in Monument, Palmer Lake, Black Forest, and northern Colorado Springs. Higher price points than Fort Carson areas.
Loan Programs For Veterans + Active Duty
VA loans are almost always the best option for service members and veterans. But other programs sometimes fit better — especially for spouses without VA eligibility.
VA Loan
Zero down, no PMI, competitive rates. The default option. Forge confirms eligibility, pulls your COE, and structures the loan.
FHA + DPA
If your spouse (without VA eligibility) is the primary buyer, or if you want to preserve VA entitlement for a future purchase, FHA + CHFA Grant + metroDPA can work.
Conventional
For high-credit buyers who plan to drop PMI quickly. Sometimes beats VA on total cost if you put 10%+ down.
How Forge Handles BAH In Your Pre-Approval
Basic Allowance for Housing (BAH) is non-taxable income that VA lenders can count toward qualifying. The math matters — counting BAH correctly often increases your purchase power by $50,000-$100,000 over what civilian lenders calculate.
| Base | E-5 With Dependents | O-3 With Dependents |
|---|---|---|
| Buckley SFB (Aurora ZIP) | ~$2,400 | ~$2,800 |
| Peterson SFB | ~$2,000 | ~$2,400 |
| Fort Carson | ~$2,000 | ~$2,300 |
| USAF Academy | ~$2,100 | ~$2,500 |
PCS Moves And VA Loan Timing
Permanent Change of Station (PCS) moves create timing pressure that civilian buyers don't face. Forge handles PCS scenarios regularly — including buying remotely before you arrive, using PCS orders as proof of intent, and closing on tight timelines.
- PCS orders typically arrive 60-90 days before reporting date
- Some sellers accept PCS orders as proof of intent to occupy — even before you're physically in Colorado
- Forge can pre-approve based on your destination BAH and complete the file remotely
- VA loans require intent to occupy as primary residence within 60 days (with PCS extension exceptions)
- Close in 30-45 days from contract — fits most PCS windows
COMMON QUESTIONS
Veterans Mortgage FAQs
Can I use my VA entitlement more than once?
Yes. VA entitlement is reusable. You can have multiple VA loans simultaneously up to your full entitlement, and you restore entitlement by selling or paying off a previous VA loan.
Is my disability rating going to help my loan?
Yes. A service-connected disability rating of 10%+ waives the VA funding fee entirely — saving 2-3% of the loan amount. We verify your rating during pre-qualification.
What if I get PCS orders mid-purchase?
Depends on timing. If you've already closed, you can rent the home (VA loans don't strictly require continuous occupancy after the initial 60 days). If you're under contract, we may need to restructure.
Can my spouse use my VA eligibility?
Surviving spouses (under certain conditions) can. Living spouses cannot use the veteran's eligibility alone — but joint loans with a veteran qualify for VA benefits.
How does the funding fee work if I don't have a waiver?
2.15% first-time use (regular military, 0% down). Can be financed into the loan — no out-of-pocket. Higher for subsequent uses (3.3%) and Reserves/Guard (2.4%).
What does Forge charge a VA borrower?
Standard mortgage broker fees, fully disclosed. VA caps certain lender fees, which we comply with. No surprises.
Ready When You Are
Your Goals. Our Game Plan.
Schedule your free 30-minute consultation. We’ll review your credit, income, and goals — and map you to the right loan and DPA program. No pressure, no obligation.