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Open: Sat 3:00 PM - 4:30 PM
25%
of first mortgage
No
separate purchase price limit
$178,920
income limit
$1,000
minimum borrower contribution
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 Weld RE-4, you may qualify for a 30-year fixed first mortgage paired with a deferred second mortgage providing assistance of up to 25% of the first mortgage amount — potentially useful for a home in Windsor or Severance.
- 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 Weld RE-4 employee.
- 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.
On this page
- What is CHFA Schools To Home?
- Who qualifies at Weld RE-4 — and who doesn't
- How much money is this, actually?
- A worked example at a $500,000 Windsor home
- Shared appreciation, explained without the spin
- Windsor and Severance
- Windsor-area market considerations
- What kind of homes qualify
- The complete requirement checklist
- When Schools To Home is the wrong move
- Step by step: how to actually use it
- Weld RE-4 Schools To Home FAQ
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:
Weld RE-4 serves roughly 8,728 students centered on Windsor, with growing enrollment reaching into neighboring Severance. The district sits inside one of the fastest-growing new-construction corridors in northern Colorado, and home prices have climbed alongside that growth. For a paraprofessional, bus driver, or first-year teacher, saving a traditional down payment while renting in a fast-growing market is not a quick process.
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.
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.
Who qualifies at Weld RE-4 — and who doesn't
Which Weld RE-4 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 Weld RE-4 positions can include:
Classroom & SPED teachers
Paraprofessionals & aides
Counselors, psychologists, nurses
Front office & registrars
Custodial & maintenance
Nutrition services staff
Bus drivers, mechanics, dispatch
Coaches & athletic staff
Admin, IT, HR, finance, security
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. 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 Weld RE-4?
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 — healthcare, construction, agriculture, or remote tech work, all common in the Windsor-Severance area. 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 Weld RE-4 boundaries?
No. Your eligibility comes from your employment, not from where you buy. A Weld RE-4 employee could purchase in Windsor, Severance, Fort Collins, Greeley, Loveland, or elsewhere in Colorado, subject to the program's owner-occupancy and mortgage requirements.
How much money is this, actually?
The 25% figure can be confusing because it is based on the first mortgage amount, not the purchase price. On a $500,000 home with a $400,000 first mortgage, the maximum second mortgage would be 25% × $400,000 = $100,000.
Structure A — Zero Down, No PMI
| Purchase price | $500,000 |
| First mortgage (80% LTV) | $400,000 |
| Schools To Home second | $100,000 |
| Buyer down payment | $0 |
| PMI | None |
Structure B — Higher First Mortgage / More Assistance
| Purchase price | $500,000 |
| First mortgage (84% LTV) | $420,000 |
| Schools To Home second | $105,000 |
| Combined (105% CLTV) | $525,000 |
| 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 $100,000 of CHFA help.
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: 720-575-1588 Windsor Area HomesA worked example at a $500,000 Windsor home
Let's say you're a full-time Weld RE-4 employee purchasing a home in Windsor for $500,000, using Structure A.
| At closing | Amount |
|---|---|
| Purchase price | $500,000 |
| First mortgage | $400,000 |
| Schools To Home assistance | $100,000 |
| Your down payment | $0 |
| Minimum contribution (can be a gift) | $1,000 |
| Illustrative shared-appreciation percentage | 20% |
| Seven years later, you sell for $640,000 | Amount |
|---|---|
| Appreciation ($640,000 − $500,000) | $140,000 |
| Illustrative shared appreciation owed (20%) | $28,000 |
| Original assistance repaid | $100,000 |
| Total CHFA repayment at sale | $128,000 |
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.
Shared appreciation, explained without the spin
This is an important part of the program to understand because the assistance creates a future repayment obligation. The assistance doesn't just disappear after closing — when the second mortgage becomes due, you repay the original assistance amount plus a calculated shared-appreciation payment.
How is the shared appreciation percentage calculated?
CHFA calculates the applicable shared-appreciation percentage based on the original CHFA down payment assistance amount and the original purchase price. That percentage is established under the program documents at closing. In this illustration, $100,000 of assistance on a $500,000 purchase results in a 20% shared-appreciation percentage.
How is appreciation itself measured?
Contract sales price minus original purchase price, for a standard sale. For repayment events other than a standard sale, the applicable property value is determined according to the CHFA program documents. Multiply the difference by the applicable shared-appreciation percentage, and that's what you owe on top of the assistance itself.
What if my home loses value?
Negative appreciation is treated as zero. You still owe the original assistance amount, but you never owe a share of a loss.
When does it come due?
Four triggers: you sell, you refinance, you pay off the first mortgage, or the property stops being your primary residence. If the property stops being your primary residence while the assistance remains outstanding, the repayment obligation is triggered under the program's repayment terms. This program is not designed for buyers planning to convert the home into a rental.
Can I refinance later?
Yes, but a refinance triggers repayment of the assistance and shared appreciation, so you'd need enough equity to absorb the payoff. Model this with your lender before you commit to Schools To Home if you're already planning to refinance soon.
Windsor and Severance
Weld RE-4's service area centers on Windsor and reaches into neighboring Severance, both part of one of the fastest-growing new-construction corridors in northern Colorado.
Windsor
The district's namesake community, with a mix of established neighborhoods around the historic downtown and a large volume of newer subdivisions along the Highway 392 and I-25 corridor.
Browse Windsor homes →Severance
One of the fastest-growing small towns in the state, dominated almost entirely by new construction. Compare builder incentives against metro district taxes and HOA fees before assuming new is automatically cheaper.
Browse Severance homes →Both submarkets are moving quickly right now. 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 Weld RE-4 buyers can make decisions using current local market data rather than outdated averages.
Windsor-area market considerations
1. Metro District Taxes
Windsor and Severance's newest subdivisions frequently sit inside metro districts financing roads, parks, and infrastructure, which can push property taxes well above what an older Windsor neighborhood would carry.
Windsor and Severance's newest subdivisions frequently sit inside metro districts financing roads, parks, and infrastructure, which can push property taxes well above what an older Windsor neighborhood would carry.
2. HOA Fees
Many newer subdivisions carry HOA dues covering common areas and amenities. Build them into your total monthly budget, not just the mortgage payment.
Many newer subdivisions carry HOA dues covering common areas and amenities. Build them into your total monthly budget, not just the mortgage payment.
3. Rapid New Construction Growth
Severance in particular has grown quickly with almost entirely new-build inventory. Compare builder incentives, lot premiums, and finish-level upgrades against total ownership cost rather than the base advertised price.
Severance in particular has grown quickly with almost entirely new-build inventory. Compare builder incentives, lot premiums, and finish-level upgrades against total ownership cost rather than the base advertised price.
4. Commute
Windsor and Severance sit between Fort Collins, Greeley, and Loveland. Factor in I-25 and Highway 392 commute times before choosing a neighborhood.
Windsor and Severance sit between Fort Collins, Greeley, and Loveland. Factor in I-25 and Highway 392 commute times before choosing a neighborhood.
5. Competitive Offers
Well-priced homes in both towns can still draw multiple offers. Since this program requires a full appraisal with no waiver, get fully pre-approved before you shop.
Well-priced homes in both towns can still draw multiple offers. Since this program requires a full appraisal with no waiver, get fully pre-approved before you shop.
6. No Separate Purchase Price Limit
Because Schools To Home has no separate price ceiling, it's worth comparing established Windsor neighborhoods against newer Severance construction rather than assuming one is automatically out of reach.
Because Schools To Home has no separate price ceiling, it's worth comparing established Windsor neighborhoods against newer Severance construction rather than assuming one is automatically 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 Windsor or Severance new-construction 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.
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 Weld RE-4.
- 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.
- Write, negotiate, inspect, close. Then close on your new home.
Weld RE-4 Schools To Home FAQ
Let's find out if this works for you
If you work full time for Weld RE-4 and homeownership in Windsor or Severance 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: Mike Oswald, VP of Mortgage Lending at Rate · (720) 677-5816
Many of our buyers use Mike Oswald at Rate and trust him. The Kenna Real Estate Group is not affiliated with Rate or Mike Oswald, you are free to use any lender you choose, and we receive nothing for the introduction. Mike Oswald, NMLS 261003 · Rate, Inc., NMLS 2611 · Equal Housing Lender.
Call Us: 720-575-1588 Search Windsor 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. Verify eligible employers with the Colorado Department of Education. The Kenna Real Estate Group is a group of real estate brokers at Keller Williams Realty DTC, LLC and does not originate loans. Not affiliated with, sponsored by, or endorsed by Weld RE-4. Each office is independently owned and operated. Equal Housing Opportunity.
Homes for sale that match this post
- Monthly payment: guide
- Down payment assistance: guide
- Closing costs: guide
- Builder incentives: guide
- New construction: guide
- Special Districts Property Tax Guide in Windsor
- All homes for sale in Windsor
Guides
Questions about any home in Colorado? Call or text 303-955-4220. A live person answers.
