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The short version
CHFA Schools To Home is a Colorado down payment assistance program for eligible full-time public school employees. If you work full time for Fountain-Fort Carson School District 8, you may qualify for a 30-year fixed first mortgage paired with a deferred second mortgage worth up to 25% of that first mortgage — potentially useful for a home in Fountain or near Fort Carson.
- Up to 25% of the first mortgage amount in second-mortgage assistance.
- $0 monthly payment on the second mortgage, with no accrued interest.
- No separate purchase price limit under Schools To Home.
- Income limit is $178,920 statewide — regardless of county or household size.
- $1,000 minimum borrower contribution, which may be a gift.
- 620 minimum mid-credit score, subject to applicable loan requirements.
- You do not have to be a first-time buyer.
- Only one borrower on the loan has to be the Fountain-Fort Carson D8 employee — the other, including an active-duty military spouse, can be anyone.
- This is not a VA loan program. Schools To Home pairs with conventional Fannie Mae financing, not VA financing.
- One important consideration: the CHFA second mortgage eventually becomes due, and you also share a portion of the home's appreciation.
Program terms below reflect the CHFA Schools To Home program matrix effective July 1, 2026. Always confirm current requirements with a CHFA participating lender before making an offer.
What is CHFA Schools To Home?
CHFA Schools To Home is a Colorado down payment assistance program for eligible full-time public school employees. It pairs a 30-year fixed-rate first mortgage with an optional deferred second mortgage providing assistance of up to 25% of the first mortgage amount — a zero-percent loan with no monthly payment and no accrued interest while it remains outstanding.
Schools To Home came out of bipartisan legislation passed in the 2025 Colorado legislative session, funded through the Public School Permanent Fund and launched by the Colorado Housing and Finance Authority (CHFA) in 2026. The assistance can be used toward:
- Down payment
- Closing costs
- Prepaid expenses
- Principal reduction
Fountain-Fort Carson School District 8 serves students in Fountain and the surrounding area adjacent to Fort Carson. Because home prices vary across Colorado, eligible buyers may find that Schools To Home assistance covers a larger share of the purchase price on lower-priced homes — a meaningful advantage for a paraprofessional, bus driver, or first-year teacher working to save a down payment while renting nearby.
Is this free money?
No. Schools To Home is not a grant — the assistance is a real second mortgage with a real repayment obligation. You don't make a monthly payment on it, but you owe the original assistance later, plus a share of your home's appreciation, when a maturity event occurs. The program gives eligible buyers a way to purchase sooner by reducing the cash needed upfront, while creating a future repayment obligation that should be evaluated before closing. Whether that trade makes sense depends on your numbers, which we walk through below.
Who qualifies at Fountain-Fort Carson D8 — and who doesn't
Which Fountain-Fort Carson D8 employees are eligible?
CHFA's eligibility language is broad: any individual employed by a preK–12 Colorado public school, school district, charter school, institute charter school, board of cooperative educational services (BOCES), or innovation zone, who is classified full time by their employer. Job title is not the deciding factor — employment classification is. That means eligible Fountain-Fort Carson D8 positions can include:
How to verify your employer: CHFA directs lenders and borrowers to the Colorado Department of Education's SchoolView database for employer verification. "Public" needs to appear in the School Type column for your specific employer — in this case, Fountain-Fort Carson School District 8. Private and parochial school employees are not eligible.
Do I have to be full time?
Yes. At least one borrower must be classified full time by an eligible public school employer. Part-time, substitute, and seasonal roles generally do not independently qualify. However, only one borrower needs to meet the eligible employment requirement.
What if my spouse doesn't work for Fountain-Fort Carson D8?
That's okay. Only one borrower on the loan needs to be the eligible full-time school employee. The other borrower can work in any industry, including active-duty military. Cosigners and non-occupying co-borrowers are not permitted, and non-borrowing spouses cannot take title without being on the loan.
Do I have to be a first-time buyer?
No. Schools To Home is not restricted to first-time homebuyers. If you owned before, sold, and have been renting since, you may still qualify.
Do I have to buy inside Fountain-Fort Carson D8 boundaries?
No. Your eligibility comes from your employment, not from where you buy. A Fountain-Fort Carson D8 employee could purchase in Fountain, elsewhere in the Colorado Springs area, or anywhere else in Colorado, subject to the program's owner-occupancy and mortgage requirements.
The military spouse co-borrower angle
Fountain-Fort Carson D8 sits next to one of Colorado's largest military installations, and a meaningful number of the district's teachers, paraprofessionals, and support staff are married to active-duty service members stationed at Fort Carson. That structure may be relevant for households where one borrower works for Fountain-Fort Carson D8 and the other works in the military.
The core mechanic: only one borrower on the loan needs to be the eligible full-time public school employee. If you work for Fountain-Fort Carson D8 and your spouse is active-duty military, your spouse can be a co-borrower on the loan without needing to meet any employment eligibility requirement themselves. Their income, credit, and debt still factor into underwriting like any co-borrower's would.
Important distinctions to keep straight
- This is not a VA loan. Schools To Home pairs with conventional financing underwritten through Fannie Mae DU, not a VA-guaranteed mortgage. Active-duty or veteran status doesn't itself create eligibility for this specific program — the school district employment does.
- BAH and military income are handled like any other qualifying income under your lender's standard underwriting guidelines — ask your lender how they'll count it for your specific loan.
- PCS orders are a real planning consideration. If a PCS move could mean selling within a few years, weigh that carefully against the "when Schools To Home is the wrong move" guidance later in this article, since short holds don't build much equity to absorb the CHFA repayment.
- A future deployment, PCS, or other military assignment can raise additional primary-residence questions. Talk with your CHFA participating lender about how the program's owner-occupancy requirements apply to your household's specific situation.
None of this is a substitute for a conversation with a lender familiar with both military households and Schools To Home specifically. The mechanics above are general; your situation deserves a specific answer.
How much assistance can I receive?
The 25% figure can be confusing because it is based on the first mortgage amount, not the purchase price. On a $310,000 home with a $248,000 first mortgage, the maximum second mortgage would be 25% × $248,000 = $62,000.
Structure A — Zero Down, No PMI
| Purchase price | $310,000 |
| First mortgage (80% LTV) | $248,000 |
| Schools To Home second | $62,000 |
| Buyer down payment | $0 |
| PMI | None |
Structure B — Higher First Mortgage / More Assistance
| Purchase price | $310,000 |
| First mortgage (84% LTV) | $260,400 |
| Schools To Home second | $65,100 |
| Combined (105% CLTV) | $325,500 |
| PMI | May apply |
Structure A uses the assistance to cover the full down payment with no PMI. Structure B provides more assistance under the program's maximum 97% LTV / 105% CLTV limits, but comes with a larger first mortgage and possible mortgage insurance. Have a participating lender price both before you decide. Illustrative only. Actual loan structure, mortgage insurance, and maximum assistance are subject to lender underwriting and CHFA requirements.
Why people keep hearing "$1,000"
The $1,000 is your minimum required contribution, not the total amount of assistance you receive. On the example above, that's $1,000 out of pocket against $62,000 of CHFA help. Your actual cash-to-close may still be higher.
Your actual cash needed at closing can still be higher than $1,000 once you account for closing costs, prepaids, escrows, lender fees, and earnest money. Ask your lender for a full cash-to-close estimate before you write an offer.
Is there a purchase price limit?
No separate purchase price limit. There is still a maximum first-mortgage amount — the lower of $832,750 or the applicable Fannie Mae limit plus financed mortgage insurance — but that's a loan-amount ceiling, not a cap on the home's price.
What's the income limit?
$178,920, statewide, regardless of county or household size. The income counted is the qualifying income your lender uses for mortgage credit-qualification, not simply your gross salary.
Not sure which structure fits your situation?
Send us your target price range and we'll run Structure A and Structure B side by side — free, no obligation.
Call Us: 720-575-1588A worked example at a $310,000 Fountain-area home
Let's say you're a full-time Fountain-Fort Carson D8 employee purchasing a home for $310,000, using Structure A.
At closing
| Purchase price | $310,000 |
| First mortgage | $248,000 |
| Schools To Home assistance | $62,000 |
| Your down payment | $0 |
| Minimum contribution (can be a gift) | $1,000 |
| Shared-appreciation percentage | Determined under CHFA program guidelines |
Seven years later, you sell for $400,000
| Appreciation ($400,000 − $310,000) | $90,000 |
| Shared appreciation owed | Determined under CHFA calculation |
| Original assistance repaid | $62,000 |
| Total CHFA repayment at sale | $62,000 + applicable shared appreciation |
This is an illustration only, not a projection of future home values or your actual payoff, and the shared-appreciation figure is not calculated here. Have a lender or CHFA run the actual shared-appreciation calculation for your situation.
Fountain and the Fort Carson area
Fountain-Fort Carson School District 8 serves the city of Fountain and the surrounding area adjacent to Fort Carson, just south of Colorado Springs.
Fountain
A mix of established neighborhoods and newer development along the I-25 corridor south of Colorado Springs. Browse Fountain homes.
Near Fort Carson
Housing near the installation sees steady turnover tied to duty station changes, and commute time to the gates is a common factor for military families choosing a neighborhood.
Every submarket here is moving at a different speed right now. Rather than quote you a stale median, we'll pull live REcolorado data for the specific areas you're considering — that's a fifteen-minute conversation and it'll tell you more than any blog post.
Our team tracks active listings, price reductions, pending sales, and market trends through REcolorado so Fountain-area buyers can make decisions using current local market data rather than outdated averages.
Fountain-area market considerations
1HOA Fees
Some newer Fountain subdivisions carry HOA dues. Build them into your total monthly budget, not just the mortgage payment.
2Housing Turnover Near the Installation
Homes near Fort Carson can see faster turnover tied to PCS cycles, which sometimes means more inventory to choose from but also more competition around common move windows.
3Metro District Taxes in Newer Areas
Some newer Fountain developments sit inside metro districts financing infrastructure, which can push property taxes above what an older neighborhood would carry.
4District Boundaries Can Shift Block to Block
The south Colorado Springs area is served by more than one school district. Confirm which district a specific address is zoned for before assuming it matches your employer's district.
5Competitive Offers
Well-priced Fountain homes can still draw multiple offers. Since this program requires a full appraisal with no waiver, get fully pre-approved before you shop.
6No Separate Purchase Price Limit
Because Schools To Home has no price ceiling, it's worth comparing homes across a range of Fountain-area neighborhoods rather than assuming any one price point is out of reach.
What kind of homes qualify
- Single family, one unit — attached or detached
- PUDs
- Condominiums
- Modular homes
- Manufactured housing on a permanent foundation, subject to Fannie Mae guidelines
- Homes with an existing ADU, subject to applicable requirements
What about a duplex?
Schools To Home is built around one-unit owner-occupied properties, so a typical duplex does not qualify. Have your lender confirm any unusual property configuration before you write an offer.
What about the appraisal?
A Property Inspection Waiver (PIW) is not permitted under this program — a full appraisal is always required. In a competitive Fountain-area market, your offer strategy needs to account for this from the start.
The complete requirement checklist
Employment
- At least one borrower classified full time by an eligible Colorado preK–12 public school employer
- Employer verified via CDE SchoolView, "Public" listed as School Type
Credit & Income
- Minimum mid credit score of 620
- Max DTI: 50% (FICO 620–659) / 55% (FICO 660+)
- Income limit: $178,920 statewide
- Automated underwriting through Fannie Mae DU only
Money In
- $1,000 minimum borrower contribution (may be a gift)
- Second mortgage proceeds may never come back to you as cash at closing
Education
- CHFA-approved homebuyer education course, valid 12 months, every borrower
- CHFA's "Understanding Your Financial Commitment" course & quiz
Loan structure rules
- Maximum 97% LTV / 105% CLTV
- No subordinate financing
- No interest rate buydowns permitted
- No cosigners, no non-occupying co-borrowers, no non-borrowing spouse on title
- PMI required above 80% LTV
- Full appraisal required — Property Inspection Waivers not permitted
When Schools To Home is the wrong move
- You might move in under three years, including for PCS orders. Short holds don't build enough equity to comfortably absorb the CHFA payoff, and a next-duty-station move is a real possibility to plan around, not just a hypothetical.
- You already have a real down payment saved. If you've already saved a substantial down payment, compare a conventional loan without shared appreciation before choosing Schools To Home.
- You want to keep the house as a rental after a future move. The primary-residence requirement means converting the property to a rental — including after a PCS to a new duty station — can trigger repayment of the CHFA assistance.
- You're planning a major renovation. You'll share appreciation on the value you create.
- You're near the top of your budget. Zero down means zero cushion for a roof, furnace, or foundation repair.
- Your middle credit score is below 620. Consider working on your credit profile before applying so you can potentially qualify for better financing terms.
Step by step: how to actually use it
- Confirm your employer is eligible. Check CDE SchoolView for "Public" in the School Type column for Fountain-Fort Carson School District 8.
- Confirm you're classified full time. Your HR or payroll office can confirm this in writing.
- Talk to a CHFA participating lender. Find one experienced with Schools To Home specifically, and ideally with military households, not just traditional CHFA loans.
- Get fully pre-approved. Not a pre-qualification letter — a real, underwritten pre-approval, including a plan for how a co-borrowing spouse's income will be documented.
- Start both education courses now. Complete these while house hunting, not after you're under contract.
- Get your agent involved before you tour anything. The no-PIW rule and no-buydown rule both affect offer strategy, and if PCS timing is a factor, your agent should help you think through the holding-period math up front.
- Write, negotiate, complete the appraisal and inspection, and close on your new home.
Fountain-Fort Carson Schools To Home FAQ
Is CHFA Schools To Home a grant?
No. It's a deferred second mortgage with a shared appreciation obligation.
Do I make monthly payments on the assistance?
No. Zero percent, no monthly payment, no interest accrual while it's your primary residence.
How much assistance can I get?
Up to 25% of your first mortgage amount, subject to CHFA guidelines, loan limits, and underwriting requirements.
Is there a purchase price limit?
No separate purchase price limit exists under Schools To Home. There's a maximum loan amount — the lower of $832,750 or the applicable Fannie Mae limit plus financed MI — but no cap on the home's price.
What's the income limit?
$178,920 statewide, the same in every county and for every household size.
What credit score do I need?
A minimum mid score of 620, or higher if the loan type requires it.
Do bus drivers, custodians, and paraprofessionals qualify?
Yes. The program covers any individual employed full time by an eligible public school employer, regardless of job title.
Do charter school employees qualify?
Yes — eligible charter schools and institute charter schools are named as eligible employers, along with district schools and BOCES.
Can my active-duty spouse be a co-borrower even though they don't work for the district?
Yes. Only one borrower needs to be the eligible full-time school employee; the other borrower can work in any industry, including active-duty military.
Is this the same as a VA loan?
No. Schools To Home pairs with conventional Fannie Mae financing. It's a separate program from VA-guaranteed mortgages, and military status alone doesn't create eligibility — the school district employment does.
Do I have to be a first-time homebuyer?
No.
Can I use it to buy a condo or townhome?
Yes — condos, PUDs, attached and detached single-family homes, modular homes, and eligible manufactured housing on a permanent foundation may qualify, subject to applicable requirements.
Can I buy a home that already has an ADU?
Yes, subject to Fannie Mae requirements.
Can I buy a duplex?
No. Schools To Home is limited to one-unit owner-occupied properties.
What happens if my spouse gets PCS orders after we close?
A PCS move can affect the program's primary-residence requirements depending on your specific circumstances. Because the CHFA assistance becomes due when the property stops being your primary residence, talk with your participating lender before making a move, renting the property, or changing how the home is occupied.
Can I rent the house out later?
Not while the assistance is outstanding. If the property stops being your primary residence while the assistance remains outstanding, the repayment obligation is triggered under the program terms.
What happens if I refinance?
A refinance is a maturity event. You'd repay the assistance plus the shared appreciation amount at that point.
What if my home is worth less than I paid?
Negative appreciation counts as zero appreciation. You repay the assistance, but never a share of a loss.
Can I combine Schools To Home with another down payment assistance program?
No. Subordinate financing isn't allowed.
Can the seller buy down my rate?
Not on this program — interest rate buydowns aren't permitted. Seller concessions can still go toward closing costs and prepaids within loan guidelines.
Do I have to buy in Fountain specifically?
No. Your employment with Fountain-Fort Carson D8 makes you eligible, but you aren't required to purchase within district boundaries.
Who do I call about Fountain-Fort Carson D8?
Call our team at 720-575-1588 or 303-955-4220.
Let's find out if this works for you
If you work full time for Fountain-Fort Carson D8 and homeownership in Fountain or near Fort Carson has felt out of reach, Schools To Home is worth running the numbers on — including how it fits with a military household's timeline. No cost, no commitment, and if another financing option turns out to be the better fit, that's the answer you'll get.
The Kenna Real Estate Group · 720-575-1588 · 303-955-4220
Lender partner: Mike Oswald, New American Funding · NMLS #261003
Call Us: 720-575-1588
Search Fountain Area 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.
If you work for another Colorado public school district, use the hub above to find your district-specific guide.
Program details summarized here are based on the Colorado Housing and Finance Authority (CHFA) Schools To Home program matrix effective July 1, 2026, and are subject to 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, terms, or assistance amounts. Eligibility, income limits, loan limits, credit requirements, homebuyer education requirements, loan structure, and shared appreciation terms are determined by CHFA and a CHFA participating lender. Loan structure examples are illustrative only. Schools To Home is not a VA loan program and is not affiliated with or endorsed by the Department of Veterans Affairs or the U.S. Department of Defense. School district boundary information is general in nature; verify the specific district serving any property with the applicable county assessor or district boundary map. Verify eligible employers with the Colorado Department of Education. The Kenna Real Estate Group is a real estate brokerage team and does not originate loans. Not affiliated with, sponsored by, or endorsed by Fountain-Fort Carson School District 8. Each office is independently owned and operated. Equal Housing Opportunity.
