.jpg){kind=avatar}
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 Harrison School District 2, you may qualify for a 30-year fixed first mortgage paired with a deferred second mortgage worth up to 25% of that first mortgage. For eligible buyers considering lower-priced homes in southeast Colorado Springs, the assistance may cover a meaningful portion of the purchase price.
- 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 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 Harrison D2 employee.
- Because home prices vary across the Colorado Springs market, the same Schools To Home assistance formula may cover a larger share of the purchase price on lower-priced homes.
- 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
Harrison School District 2 serves students across southeast Colorado Springs. Because home prices vary across the Colorado Springs market, 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 Harrison D2 — and who doesn't
Which Harrison D2 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 Harrison D2 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, Harrison School District 2. 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 Harrison D2?
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. 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 Harrison D2 boundaries?
No. Your eligibility comes from your employment, not from where you buy. A Harrison D2 employee could purchase in southeast Colorado Springs, elsewhere in the Pikes Peak region, or anywhere else in Colorado, subject to the program's owner-occupancy and mortgage requirements.
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 $350,000 home with a $280,000 first mortgage, the maximum second mortgage would be 25% × $280,000 = $70,000.
Structure A — Zero Down, No PMI
| Purchase price | $350,000 |
| First mortgage (80% LTV) | $280,000 |
| Schools To Home second | $70,000 |
| Buyer down payment | $0 |
| PMI | None |
Structure B — Higher First Mortgage / More Assistance
| Purchase price | $350,000 |
| First mortgage (84% LTV) | $294,000 |
| Schools To Home second | $73,500 |
| Combined (105% CLTV) | $367,500 |
| 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.
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 $70,000 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 $350,000 southeast Colorado Springs home
Let's say you're a full-time Harrison D2 employee purchasing a home for $350,000, using Structure A.
At closing
| Purchase price | $350,000 |
| First mortgage | $280,000 |
| Schools To Home assistance | $70,000 |
| Your down payment | $0 |
| Minimum contribution (can be a gift) | $1,000 |
| Illustrative shared-appreciation percentage | 20% |
Seven years later, you sell for $450,000
| Appreciation ($450,000 − $350,000) | $100,000 |
| Shared appreciation owed (20%) | $20,000 |
| Original assistance repaid | $70,000 |
| Total CHFA repayment at sale | $90,000 |
This is an illustration only, not a projection of future home values or your actual payoff. Have a lender run the real numbers for your situation.
Southeast Colorado Springs and the Harrison D2 footprint
Harrison School District 2 serves southeast Colorado Springs, an area that offers some of the more accessible home prices in the Pikes Peak region relative to other parts of the metro.
Southeast Colorado Springs
A mix of established neighborhoods and more recent development, with generally lower price points than the north and west sides of the city. Browse Colorado Springs homes.
Near Fort Carson
Parts of southeast Colorado Springs are close to Fort Carson, making commute time and military-related housing activity useful factors to consider when comparing neighborhoods.
Colorado Springs is served by several different school districts, and boundaries can shift block by block in some areas. Rather than quote you a stale median, we'll pull live REcolorado data for the specific attendance 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 Harrison D2 buyers can make decisions using current local market data rather than outdated averages.
Why Harrison D2 can be attractive for affordability
1Lower-Priced Housing Options
Southeast Colorado Springs has some lower-priced housing options compared with other parts of the Colorado Springs metro, which may allow Schools To Home assistance to cover a larger share of the purchase price.
2How Lower Prices Can Affect the Zero-Down Math
Because the assistance is based on the first mortgage amount rather than a fixed dollar grant, the available assistance changes with the size of the first mortgage. On lower-priced homes, that assistance may represent a larger share of the overall purchase price.
3Older Housing Stock in Places
Some southeast Colorado Springs neighborhoods have older homes. Factor near-term repair and update costs into your budget, since zero down means less cushion.
4District Boundaries Can Shift Block to Block
Colorado Springs has multiple overlapping school districts. Confirm which district a specific address is zoned for before assuming it matches your employer's district.
5Competitive Offers on Well-Priced Homes
Affordably priced 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 southeast Colorado Springs 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 southeast Colorado Springs 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. Short holds don't build enough equity to comfortably absorb the CHFA payoff.
- 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. The primary-residence requirement means converting the property to a rental 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, particularly on older homes.
- 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 Harrison School District 2.
- 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, not just traditional CHFA loans.
- Get fully pre-approved. Not a pre-qualification letter — a real, underwritten pre-approval.
- 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 Colorado Springs' overlapping district boundaries mean your agent should double-check any property that matters to you.
- Write, negotiate, complete the appraisal and inspection, and close on your new home.
Harrison D2 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.
Does my spouse have to work for Harrison D2?
No. Only one borrower needs to be the eligible full-time school employee; the other can work in any industry.
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.
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.
Why is Harrison D2 a strong fit for this program?
Because home prices vary across the Colorado Springs market, eligible buyers may find that the Schools To Home assistance covers a larger share of the purchase price on lower-priced homes.
Do I have to buy in southeast Colorado Springs specifically?
No. Your employment with Harrison D2 makes you eligible, but you aren't required to purchase within district boundaries.
Who do I call about Harrison D2?
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 Harrison School District 2 and homeownership in southeast Colorado Springs has felt out of reach, Schools To Home is worth running the numbers on. No cost, no commitment, and if a conventional loan 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 Southeast Colorado Springs 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. 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 Harrison School District 2. Each office is independently owned and operated. Equal Housing Opportunity.
