Mortgage broker serving Boulder, Colorado
Jumbo, high-balance, condo, and investor financing across Downtown Boulder, Chautauqua, Table Mesa, Gunbarrel, and North Boulder.
Boulder is a high-price, low-inventory market where the conforming limit rarely covers a single-family purchase. Boulder County carries one of the highest high-balance loan limits in Colorado, and knowing exactly where that ceiling sits often decides whether your file is priced as conforming high-balance or as jumbo — a meaningful difference in rate and documentation.
Condos and townhomes are a large share of Boulder transactions, especially near the University of Colorado and downtown. Those files live or die on project review: owner-occupancy ratio, investor concentration, HOA reserves and litigation, and whether the project is warrantable at all. We pull the HOA questionnaire early, because an unwarrantable project needs a non-warrantable condo lender, not a rate discussion.
Boulder also draws university and lab employees, startup founders, and equity-compensated professionals. Restricted stock, bonus history, and self-employment income all qualify — they just need to be documented the way underwriting expects from the beginning.
Areas we finance in and around Boulder
Programs Boulder buyers and owners use most
Financing above the conforming limit at Boulder price points.
Warrantable and non-warrantable project financing.
Low-down programs for clinicians and researchers.
Founders and consultants qualified on real cash flow.
Rentals qualified on rent, not personal tax returns.
Rate-and-term or cash-out on your Boulder home.
Questions we hear from Boulder clients
Will I need a jumbo loan to buy in Boulder?+
Often, but not always. Boulder County has one of Colorado's highest high-balance conforming limits, so a meaningful share of purchases still fit conforming high-balance financing, which typically prices better than jumbo. We check the current county limit against your purchase price before choosing a program.
What makes a Boulder condo hard to finance?+
Warrantability. Conventional financing requires acceptable owner-occupancy ratios, limited single-investor concentration, adequate HOA reserves, and no disqualifying litigation. Projects that fail those tests need a non-warrantable condo program, usually with a larger down payment. We request the HOA questionnaire during the inspection period.
Can restricted stock or bonus income be used to qualify?+
Yes, with history and continuity. Lenders typically want a two-year track record and evidence the compensation continues — vesting schedules for RSUs, and employer documentation for bonus income. Structuring this early avoids a surprise reduction in qualifying income.
Are investment properties financeable in Boulder given rental rules?+
Long-term rentals are financeable with conventional investor or DSCR loans, which qualify the property on its own rent. Boulder's occupancy and licensing rules affect how you may operate a property, so verify local requirements with the city before you count on a particular rental strategy.
How do CU Boulder or federal lab employees get pre-approved?+
Standard W-2 documentation works, and academic or grant-funded contracts simply need proof of continuation. We review the offer letter or contract terms in advance so underwriting has what it needs to treat the income as stable.
Let's talk about your next move.
Whether you're buying your first home, refinancing, or building a portfolio — start with a no-pressure conversation.