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The short version
CHFA Schools To Home is a Colorado homeownership program for eligible full-time public school employees. If you work full time for School District 27J — the only district serving Brighton, and one that also covers parts of Thornton and Commerce City — you may qualify for a CHFA first mortgage paired with a deferred second mortgage worth up to 25% of your first mortgage amount.
- Up to 25% of the first mortgage amount in second-mortgage assistance.
- $0 monthly payment and 0% interest on the second mortgage.
- No separate purchase price limit.
- Income limit is $178,920 statewide — regardless of county or household size.
- $1,000 minimum borrower contribution, which may be a gift.
- You do not have to be a first-time buyer.
- Only one borrower needs to meet the eligible school employee requirement.
- One important consideration: the second mortgage must eventually be repaid, plus a share of your home's appreciation.
Program terms in this guide reflect the CHFA Schools To Home program matrix effective July 1, 2026. Always confirm current requirements with a participating CHFA lender before making an offer.
What is CHFA Schools To Home?
CHFA Schools To Home is a Colorado homeownership program created to help eligible public-school employees purchase a primary residence. It combines a 30-year fixed-rate first mortgage with an optional CHFA second mortgage of up to 25% of the first mortgage amount — a zero-percent deferred loan with no monthly payment and no accrued interest while outstanding, but a real financial obligation that must eventually be repaid.
The assistance can potentially be used toward down payment, closing costs, prepaid expenses, and principal reduction. School District 27J was formed in 1959 and today is the twelfth-largest district in Colorado and the second-largest in Adams County, serving roughly 86,000 residents across about 212 square miles of northwest Adams County, northeast Broomfield County, and southwest Weld County. It's the only district serving the city of Brighton, and also serves segments of Thornton and Commerce City, along with surrounding unincorporated and rural areas.
Is this free money?
No. Schools To Home is not a grant — the second mortgage is a real financial obligation. You don't make a monthly payment on it, but you still owe the assistance later, and the program includes a shared-appreciation component. For some 27J employees, buying sooner outweighs that future cost. For others, a conventional mortgage may be the better long-term choice. That's a comparison worth running before you commit.
Who qualifies at School District 27J?
The program isn't limited to classroom teachers. CHFA's eligibility rules require at least one borrower to be a full-time employee of an eligible Colorado preK-12 public school, school district, charter school, institute charter school, board of cooperative educational services, or innovation zone. 27J includes 13 elementary schools, five middle schools, five high schools, and six charter schools.
How to verify your employer: CHFA directs lenders to Colorado Department of Education SchoolView information, where "Public" must appear in the School Type column. This includes 27J's six charter schools, not just district-run schools.
Does my spouse have to work for 27J?
No. Only one borrower needs to satisfy the eligible full-time public-school employee requirement. Cosigners and non-occupying co-borrowers are not permitted, and non-borrowing spouses or others not obligated on the mortgage cannot take title.
Do I have to be a first-time buyer?
No. Schools To Home is not restricted to first-time homebuyers.
Do I have to buy in Brighton?
No. Your eligibility is based on your qualifying employment, not on purchasing inside district boundaries. A qualifying 27J employee can potentially purchase an eligible owner-occupied home anywhere in Colorado.
The Four-Day Week, and What It Means for House Hunting
27J Schools has operated on a four-day school week since 2018 — classes run Tuesday through Friday, with no school on Mondays. The district adopted the schedule in part to help recruit and retain teachers, and it's now one of the largest districts in the country on a four-day model.
A Practical Buyer Advantage
For a 27J employee house hunting, that built-in three-day weekend is genuinely useful — it means more daylight hours available for showings, inspections, and closing appointments without needing to take time off work. We plan Monday touring days around this on purpose for 27J clients.
How much assistance can I actually receive?
The headline number is up to 25% — but that's 25% of the first mortgage amount, not the purchase price. For example, on a $500,000 home with a $400,000 first mortgage, the maximum second mortgage would be 25% × $400,000 = $100,000.
Why the $1,000 contribution matters
The $1,000 minimum borrower financial contribution is a separate number from the 25% assistance figure, and it may be a gift subject to applicable requirements. Your actual cash-to-close can still be affected by closing costs, prepaids, property taxes, insurance, and other transaction costs — ask your lender for a complete estimate.
Is there a purchase price limit?
There is no separate Schools To Home purchase price limit. The current CHFA matrix lists the maximum loan limit as the lower of $832,750 or the applicable Fannie Mae amount plus financed mortgage insurance — your purchasing power is still set by that limit plus your income, debts, and credit.
What's the income limit?
The statewide Schools To Home income limit is $178,920, the same regardless of county or household size.
Not sure what you'd actually qualify for?
Send us your target price range and we'll run the numbers with a participating CHFA lender — free, no obligation.
Call Us: 303-955-4220A Brighton example
Suppose a full-time 27J employee purchases a home in Brighton for $500,000, with a $400,000 first mortgage.
At closing
| Purchase price | $500,000 |
| First mortgage | $400,000 |
| Maximum second mortgage (25%) | $100,000 |
| Minimum borrower contribution | $1,000 |
| Shared appreciation percentage | 20% |
The actual transaction depends on underwriting, the property, loan structure, and lender approval. This is an illustration, not a prediction of future values.
Brighton-Area Communities to Consider
27J's roughly 212 square miles give employees several communities to compare, depending on school assignment, commute, and budget.
Brighton
The only city served entirely by 27J, and the district's namesake. A mix of established neighborhoods, newer construction, and small-town character with growing metro access. Browse Brighton homes.
Thornton (27J-Served Areas)
27J serves segments of Thornton alongside other Adams County districts — confirm your specific attendance area before assuming which district applies. Browse Thornton homes.
Commerce City (27J-Served Areas)
Similarly, 27J covers portions of Commerce City. Compare total ownership cost, not just list price, especially in newer developments with metro district taxes. Browse Commerce City homes.
Henderson & Surrounding Rural Areas
27J also covers unincorporated and rural areas including Henderson, stretching across parts of Adams, Broomfield, and Weld counties — worth considering for buyers who want more space or acreage. Browse Henderson homes.
Every one of these submarkets is moving at a different speed right now. Rather than quote you a stale median, we'll pull live REcolorado data for the specific attendance areas you're considering.
What types of homes qualify?
- One-unit single-family homes, attached or detached
- PUDs
- Condominiums
- Modular homes
- Eligible manufactured homes on a permanent foundation
- Homes with an existing ADU, subject to applicable requirements
A typical duplex does not meet the program's one-unit property requirement. A Property Inspection Waiver is not permitted — a full appraisal is required, which matters for offer strategy in a competitive market.
Complete eligibility checklist
Employment
- At least one borrower employed by an eligible Colorado public-school employer
- Classified full time by the employer — job title doesn't matter
- Employer verified via CDE SchoolView, "Public" in School Type column
Credit & Underwriting
- 620 minimum mid-credit score
- 50% max DTI for FICO 620–659; 55% for FICO 660+
- Fannie Mae underwriting requirements apply
Income & Money In
- $178,920 statewide income limit, any household size
- $1,000 minimum borrower contribution (may be a gift)
Loan Structure
- 30-year fixed conventional Fannie Mae purchase loan
- Max loan: lower of $832,750 or applicable Fannie Mae limit + financed MI
- 97% max LTV / 105% max CLTV (manufactured: 95%/105%)
Restrictions
- No subordinate financing
- No interest-rate buydowns
- No cosigners or non-occupying co-borrowers
- Non-borrowing spouses cannot take title
- Appraisal required — no Property Inspection Waiver
When Schools To Home may not be the right move
- You may move soon. Transaction costs and the future CHFA payoff may make the purchase less attractive if you're likely to move in a year or two.
- You already have a large down payment. Compare a conventional mortgage against Schools To Home before assuming assistance is the better path.
- You want to turn the home into a rental. The property must remain your primary residence while the CHFA obligation is outstanding.
- You're stretching your budget. Leave room for repairs, taxes, insurance, HOA dues, and emergencies.
- Your credit isn't ready. A minimum mid-credit score of 620 is required; improving your credit first may produce a better overall mortgage.
How to use the program step by step
- Confirm your employment. Verify your 27J employment meets the full-time public-school employee requirement.
- Talk to a participating CHFA lender. Work with someone who understands Schools To Home specifically.
- Get fully pre-approved. Credit, income, assets, debts, and employment should all be reviewed.
- Compare loan structures. Don't automatically take the maximum assistance without comparing the trade-offs.
- Complete the education requirements. Finish the CHFA-approved homebuyer education course early.
- Start shopping in Brighton, Thornton, Commerce City, or Henderson based on your work assignment and budget — use your Monday off to tour.
- Write the offer, complete appraisal and underwriting, and close. Then go home.
27J Schools To Home FAQ
Is CHFA Schools To Home a grant?
No. It is a deferred second mortgage with a shared-appreciation obligation.
How much assistance can I receive?
Up to 25% of your first mortgage amount.
Do I make monthly payments on the second mortgage?
No. There are no monthly payments and no accrued interest while it remains outstanding.
Does 27J really have a four-day school week?
Yes. 27J has operated Tuesday-through-Friday classes with no school on Mondays since 2018.
What's the income limit?
The current statewide income limit is $178,920, regardless of county or household size.
Do I have to be a first-time buyer?
No.
Do I have to be a teacher?
No. Eligible full-time employees of qualifying public-school employers can potentially qualify, regardless of job title.
Does my spouse have to work for 27J?
No. Only one borrower needs to satisfy the eligible public-school employee requirement.
Do I have to buy in Brighton?
No. Eligibility is based on qualifying employment, not on purchasing inside district boundaries.
Do 27J's six charter schools count as eligible employers?
Yes. Charter schools and institute charter schools are named eligible employers alongside district-run schools.
What credit score do I need?
The current program matrix lists a 620 minimum mid-credit score, subject to applicable loan requirements.
Who do I call about School District 27J?
Call our team at 303-955-4220.
Let's find out if Schools To Home works for you
If you work full time for School District 27J and homeownership has felt out of reach, this program is worth running the numbers on. We can help you compare homes throughout Brighton, Thornton, Commerce City, and Henderson — and we'll tell you honestly if a conventional loan is the better option.
The Kenna Real Estate Group · 303-955-4220
Call Us: 303-955-4220
Search Brighton HomesMore Colorado Schools To Home Guides
Every eligible Colorado public school district gets its own Schools To Home breakdown. Links below will go live as each guide publishes — check back if one isn't active yet.
Work for a Colorado public school district that isn't 27J? Check the hub to find the guide for your specific district.
Program details summarized here are based on Colorado Housing and Finance Authority (CHFA) Schools To Home program information and the program matrix effective July 1, 2026. Program terms can change. This article is for general informational purposes only and is not a commitment to lend, an offer of credit, or a guarantee of eligibility, loan terms, assistance, or shared-appreciation calculations. Eligibility, income limits, loan limits, credit requirements, property requirements, education requirements, loan structure, and shared-appreciation calculations are determined by CHFA and a participating lender. Examples in this article are illustrative only. Always verify current requirements with CHFA and your participating lender before making a purchase decision. The Kenna Real Estate Group is a real estate brokerage team and does not originate loans. Not affiliated with, sponsored by, or endorsed by School District 27J. Each office is independently owned and operated. Equal Housing Opportunity.
