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The Real Problem Isn't Your Income. It's the Upfront Cash.
Here's the truth about teachers and homeownership in Colorado: most full-time educators earn enough to handle a mortgage payment. A monthly payment on a modest Front Range home often isn't far from what teachers already pay in rent. The wall isn't the monthly cost — it's the pile of cash the door asks for before you can walk through it:
- Down payment: 3% to 20% of the purchase price ($13,500–$90,000 on a $450,000 home)
- Closing costs: typically 2% to 5% of the loan amount
- Prepaids: upfront property taxes, homeowner's insurance, and escrow reserves
Saving $30,000–$60,000 while paying Colorado rent is a decade-long project for most school employees. That's exactly the problem every program in this guide was built to solve. Let's go through them all — including the one that changes everything in July 2026.
Every Program, Side by Side
Program #1 · Launches July 2026CHFA Schools-to-Home — Up to 25% of Your Mortgage
Up to 25% of first mortgage No monthly payments School employees only Launches July 2026This is the headline. Created by Senate Bill 25-167 and funded through Colorado's Public School Permanent Fund, Schools-to-Home provides full-time public school employees a second mortgage loan worth up to 25% of their first mortgage amount for down payment and closing costs.
- On a $400,000 first mortgage: up to $100,000 in assistance
- On a $480,000 first mortgage: up to $120,000 in assistance
- Monthly payments on the assistance: none — repayment is deferred until you sell, refinance, pay off your first mortgage, or move out
- The trade-off: you share a percentage of your home's future appreciation with the Public School Permanent Fund
Who qualifies? Any full-time employee of a Colorado public school, district, charter school, institute charter, BOCES, or innovation zone — teachers, paras, bus drivers, custodians, office staff, administrators, all of it. And only one borrower on the loan needs to be a school employee, so spouses and co-buyers are welcome.
We've built the most complete Schools-to-Home resource library in Colorado: start with our complete program guide, then check who qualifies and how shared appreciation actually works.
Program #2 · Available NowCHFA Down Payment Assistance Grant — Free Money, No Repayment
Up to 3% / $25,000 max Never repaid Any eligible CHFA borrowerAvailable right now, to educators and non-educators alike. CHFA's down payment assistance grant provides up to 3% of your first mortgage (capped at $25,000) that never has to be repaid. Pair it with a CHFA fixed-rate first mortgage, meet the income limits and a 620+ credit score, contribute a minimum of $1,000 of your own funds, complete a homebuyer education class, and the grant is yours.
Program #3 · Available NowCHFA Second Mortgage DPA — Up to 4%, Deferred
Up to 4% / $25,000 max No monthly payments No appreciation sharePrefer a bigger boost than the grant? CHFA's second mortgage option provides up to 4% of the first mortgage (also capped at $25,000) as a deferred loan — no monthly payments, repaid when you sell, refinance, or pay off the home. Unlike Schools-to-Home, there's no appreciation sharing; you simply repay what you borrowed.
Program #4 · Denver MetrometroDPA — Denver Metro's Down Payment Engine
% of loan amount 0% interest, 30-yr deferred No first-time buyer requirementIf you teach (or just live) in the Denver metro area, metroDPA offers down payment assistance as a percentage of your loan amount through a 0% interest, 30-year deferred second loan that's forgiven over time if you stay in the home. Income limits apply, but they're generous — and there's no first-time buyer requirement.
Program #5 · Limited InventoryGood Neighbor Next Door — 50% Off (With a Catch)
50% off list price 3-year residency required Pre-K–12 teachers onlyHUD's Good Neighbor Next Door program offers pre-K-through-12 teachers 50% off the list price of HUD-owned homes in designated revitalization areas. The catches: inventory is extremely limited, homes are only in specific neighborhoods, and you must live there for 36 months. When the right home appears in the right area, it's an unbeatable deal — but you can't build a homebuying plan on it. Think of it as a lottery ticket worth checking, not a strategy.
Program #6 · Nice SweetenerEducator Lender Credits and Hero-Style Programs
~1% of loan amount Toward closing costs or rate buydownSeveral lenders and affinity programs offer educators a credit — often around 1% of the loan amount — toward closing costs or an interest rate buydown. On a $400,000 loan, that's roughly $4,000 that can trim your cash to close or shave your rate. These credits are nice sweeteners, and we're glad to connect you with lenders who offer them. But let's keep perspective: a 1% lender credit is $4,000. Schools-to-Home is up to $100,000+. One is a tip; the other is a transformation. The best plans use both.
The Kenna Strategy: Stack the Programs
Here's what most agents — and most blog posts — never tell you: these programs aren't either/or. The art is in the stacking.
A Real Purchase: $425,000 Home
Down payment assistanceCovers the down payment Seller concessions (negotiated by your agent)Covers most closing costs Educator lender creditCovers remaining closing costs or buys down the rate Buyer's cash to closeAs little as $1,000That's not a hypothetical. That's the playbook The Kenna Real Estate Group has run for hundreds of Colorado buyers. The programs handle the math; our job is negotiating the concessions, sequencing the paperwork, and making sure you buy a sound house at the right price. Learn more about why we're Colorado's down payment assistance experts →
Ready to find out which programs you qualify for?
One conversation tells you which programs stack best for your situation and what your real budget looks like. Free, no pressure.
📞 Call Brian: (303) 955-4220 Read Full GuideEvery Question Colorado Teachers Ask Us — Answered
Do teachers really need 20% down to buy a house in Colorado? No. That's the most expensive myth in real estate. Between 3%-down loan programs, CHFA assistance, Schools-to-Home, and seller concessions, many of our educator clients close with $1,000–$5,000 total out of pocket. What credit score does a teacher need to buy a home? CHFA programs typically require 620 or higher. If you're below that, don't give up — a focused 3–6 month credit cleanup plan often gets buyers across the line, and we can point you to the right resources. I'm a paraprofessional / bus driver / custodian — do these programs apply to me? Most of them, yes. Schools-to-Home covers any full-time public school system employee, not just licensed teachers. CHFA's standard grant and second mortgage, and metroDPA, aren't tied to your profession at all. Good Neighbor Next Door is the exception — it's limited to classroom teachers. Do I have to be a first-time homebuyer? It depends on the program. CHFA's standard assistance doesn't require it. Schools-to-Home prioritizes first-time buyers, with final rules at the July 2026 launch. "First-time buyer" also usually means you haven't owned in the last three years — so if you sold a home years ago or lost one in a divorce, you may still count. Are there income limits? Yes — CHFA and metroDPA both set income limits that vary by county and household size, and they're more generous than most people assume. Many dual-income educator households still qualify. We'll check your numbers against current limits in minutes. Can I combine down payment assistance with seller concessions? Yes, and you should. Down payment assistance handles your down payment; negotiated seller concessions handle closing costs. Combining the two is exactly how cash-to-close drops to four figures. This is where having a strong negotiator matters as much as the programs themselves. Is down payment assistance free money or a loan? Both exist. CHFA's 3% grant is free — never repaid. CHFA's 4% second mortgage and metroDPA are deferred loans. Schools-to-Home is a deferred loan plus an appreciation share. We'll walk you through which structure fits your timeline. Will using assistance make my offer weaker in a competitive market? Not when it's handled right. Assistance programs have been mainstream in Colorado for years, and listing agents see them constantly. A clean pre-approval letter, tight timelines, and an agent who communicates well with the listing side matter far more than where your down payment comes from. Do I have to buy near my school? No. Statewide programs like CHFA's work anywhere in Colorado, and Schools-to-Home doesn't restrict you to your district. Good Neighbor Next Door is the only location-restricted program on this list. What's the catch with Schools-to-Home's 25%? The appreciation share — when you eventually sell or refinance, you repay the assistance plus a percentage of your home's gain in value. For buyers who'd otherwise rent for years, sharing some appreciation on a home you own beats keeping 100% of nothing. We break down the honest math in our shared appreciation guide.How Do I Actually Get Started?
01Talk to us first
One conversation tells you which programs you qualify for and what your real budget looks like.
02Get pre-approved
We connect you with a CHFA Participating Lender for pre-qualification under CHFA guidelines.
03Complete homebuyer education
Required by nearly every program — available online now. Get it done early.
04Go shopping with a plan
We tour with you, evaluate condition with 25+ years of construction expertise, and negotiate the concessions that finish the stack.
05Close
Often for about what you'd spend on a used car's down payment.
Why Colorado Educators Choose The Kenna Real Estate Group
Plenty of teams will tell you programs exist. We've spent years mastering how they actually fit together — and team leader Brian Lee Burke brings something no program can: 25+ years of construction experience, including 13 years as a multifamily construction superintendent. When your down payment help is substantial, buying a structurally sound home at the right price protects every dollar of it. We inspect with a builder's eye, negotiate hard, and serve school employees across the entire Front Range, from Fort Collins to Colorado Springs.
Teachers, paras, drivers, office staff — your homeownership conversation starts with one call. Contact The Kenna Real Estate Group today for a free educator homebuying consultation, and get ready for the Schools-to-Home launch with our complete program guide.
What Our Clients Say
Real reviews from real Colorado buyers and sellers. ★★★★★In a market that is crawling with realtors, it's important to find one that is honest, dedicated, and invested in your interests. Brian's experience in real estate as well as his expertise in construction put our mind at ease. He is never too busy to make you a priority. Hiring him will be the best decision you'll make.Lea Anne Luckner — Buyer & Seller, Highlands Ranch ★★★★★
I have been involved with real estate for many years and have met many agents. But no one holds a candle to Brian Burke. His friendliness, enthusiasm, and positive good nature is above anyone I have ever met. I trust him with relocating my entire company of over 100 employees. If you find him, consider yourself lucky.Alex Cruz — Buyer & Seller, Denver / Castle Rock ★★★★★
Brian brought his background in construction to help my wife and I understand the inspection process and ask the right questions. I had always envisioned home buying as chaotic and painful, but Brian and Rita made it smooth and painless. My wife and I now refer Brian to anyone we know beginning the homebuying process.J. Bock — Buyer, Castle Rock ★★★★★
Plain and simple, Brian Burke is an absolute stud. I couldn't find a Realtor to pick up the phone. I called Brian — his truck was getting service work done but he showed up in a loaner car within the hour. You'll never find anyone who will work harder for you than Brian.Shawn Janusheske — 3-Time Buyer & Seller ★★★★★
Brian's extensive local knowledge and eye for detail when looking at properties made the myriad of decisions much easier for me. He found a property for me in the fast-moving Denver market as an out-of-town buyer — and he is my property manager now too. Thanks Brian!!Carol P. — Buyer, Arvada ★★★★★
Brian Burke's experience, expertise and diligence were instrumental in the sale of our inherited property. His thorough understanding of a complicated trust agreement — and the emotional ties to the property after fifty years — ensured a smooth transition for all parties.Sheri — Seller, Aurora
Complete Schools-to-Home Resource Library
- Complete CHFA Schools-to-Home Program GuideEligibility, assistance amounts, shared appreciation, FAQs — everything in one place.
- Who Qualifies? The Eligibility Guide for Every Colorado School EmployeeNot just teachers — every eligible role explained, including the one-borrower rule for couples.
- What Is Shared Appreciation? The Trade-Off, Explained HonestlyWhat you get, what you give up, and when the math works in your favor.
- Colorado School Employees Can Get Up to 25% Down Payment AssistanceThe announcement breakdown — where the program came from and what to do before launch.
- Why Kenna Is Colorado's #1 Schools-to-Home Expert TeamOur track record: hundreds of buyers, as little as $1,000 cash to close.
Brian Lee Burke, E-PRO®, REALTOR® Broker
Owner & Founder, Kenna Real Estate · "The Hardworking Man in Real Estate"Brian Lee Burke is a licensed REALTOR® Broker, owner of Kenna Real Estate, and one of Colorado's most experienced real estate professionals. Licensed since 2002, Brian has spent more than two decades helping hundreds of buyers, sellers, investors, and relocating families successfully navigate the Colorado real estate market.
What sets Brian apart is his comprehensive understanding of the entire real estate process — pricing strategy, negotiations, construction, appraisal, and mortgage-related considerations. His 25+ years of construction experience, including 13 years as a multifamily construction superintendent, means every home you tour gets a professional builder's eye on foundation, structure, and true value. For Schools-to-Home buyers especially, that expertise isn't a luxury — it's protection.
Program details current as of June 2026 and subject to change. CHFA Schools-to-Home launches July 2026 with final terms set by CHFA. Income limits, credit requirements, and assistance amounts vary by program, county, and buyer. This article is informational and not lending advice. CHFA loans are originated through CHFA Participating Lenders. Helping You Find Your Pad™ — The Kenna Real Estate Group, Keller Williams DTC.