VA Home Loan Denver CO: Quick Answer
A VA home loan in Denver, Colorado, is a government-backed mortgage available to eligible veterans, active-duty service members, National Guard members, Reservists, and qualifying surviving spouses. In 2026, borrowers with full entitlement have no VA loan limit, while those with partial entitlement use Denver County’s conforming limit of $862,500 — the highest base limit in the country. First-time users with no down payment typically pay a funding fee of 2.15%, which is waived for veterans receiving VA disability compensation. Colorado’s disabled veteran property tax exemption exempts 50% of the first $200,000 of a home’s actual value from property taxes — the state pays the exempted tax.
Quick Facts
| Item | Details |
|---|---|
| Benefit | Zero-down mortgage with no monthly PMI |
| Eligibility | Veterans, active duty, Guard/Reserve, surviving spouses |
| Application | Certificate of Eligibility (COE) via VA.gov or lender |
| Processing Time | COE: minutes to 5 business days; VA appraisal: 7–10 business days |
| Official Agency | U.S. Department of Veterans Affairs (VA) |
| Required Forms | VA Form 26-1880 (COE), DD214, DR-501 (tax exemption) |
| Updated For | 2026 loan limits and Colorado tax law |
What Is a VA Home Loan in Denver?
A VA home loan in Denver is a mortgage guaranteed by the U.S. Department of Veterans Affairs and issued by a private lender. The VA does not lend money directly. Instead, it guarantees a portion of the loan, which reduces the lender’s risk and allows them to offer better terms to veterans. The program is the same federal benefit in every state. What changes in Denver are Colorado’s tax rules, Denver County’s uniquely high loan limits, altitude and soil considerations that affect appraisals, and how closings work in this market.
Denver’s VA loan market is active and competitive. In 2024, 178 lenders originated 4,059 VA loans in the Denver-Aurora-Lakewood metro area, with a total origination value of $2.29 billion and an average VA loan value of $564,244. A VA loan can finance a single-family home, townhome, or condo anywhere from Aurora to Lakewood to Highlands Ranch. With full entitlement, an eligible buyer can purchase with $0 down and no monthly mortgage insurance.
Key Benefits for Denver Borrowers
No down payment for eligible borrowers with full entitlement
No monthly mortgage insurance (PMI) — a permanent savings versus conventional or FHA loans
No VA minimum credit score — though most lenders set a minimum around 620
Limited closing costs — the VA restricts what lenders can charge
Reusable benefit — you can use it multiple times over your lifetime
No VA loan limit for borrowers with full entitlement
Assumable — VA loans can be transferred to a qualified buyer, which is a major advantage in a higher-rate market
Who Qualifies for a VA Home Loan in Denver?
VA loan eligibility is based on federal military service requirements, not Colorado residency. You must meet the VA’s minimum service requirements to qualify.
Minimum Service Requirements
| Category | Requirement |
|---|---|
| Veterans (wartime) | 90 consecutive days of active service |
| Veterans (peacetime) | 181 days of active service |
| Active Duty | 90+ continuous days of service |
| National Guard | 6+ years in Guard or Reserves, or 90 days active duty |
| Reservists | 6+ years in Selected Reserve, or 90 days active duty |
| Surviving Spouses | Un-remarried spouse of veteran who died while serving or from service-connected causes |
Who Qualifies: Denver-Specific Considerations
Denver is within driving distance of several major military installations, including Buckley Space Force Base, Peterson Space Force Base, and the U.S. Air Force Academy. Active-duty service members stationed at these locations, as well as veterans who separate in the Denver area, commonly use the VA loan benefit here.
If you do not meet the minimum service requirements, you may still be eligible if you were discharged due to hardship, the convenience of the government (after serving at least 20 months of a two-year enlistment), early out, reduction in force, certain medical conditions, or a service-connected disability.
Surviving spouses of veterans who died from service-connected causes are eligible if they have not remarried. Surviving spouses who remarry on or after age 57 and on or after December 16, 2003, may also qualify. A spouse of an active-duty service member listed as MIA or POW for at least 90 days may be eligible for one-time use.
Income Limits and Residual Income
Veterans May Qualify for Extra Benefits
Check available financial assistance, healthcare programs and other opportunities that may apply to you.
Check EligibilityThe VA does not impose income limits on VA loans. However, lenders must verify that your income is stable and sufficient to cover the mortgage payment. The VA uses a residual income guideline rather than a strict income cap. The VA’s debt-to-income benchmark is 41%. Above that threshold, residual income must run 20% over the VA’s table for your region and family size.
For Colorado, which falls in the West region, the residual income guideline for a family of four on loans of $80,000 or more is approximately **$1,117 per month**. For a one-person household, it’s approximately $755–$909. For two people, $1,025–$1,062. For three people, $1,090–$1,200. Colorado has a flat 4.4% state income tax, which lenders factor into your debt-to-income calculation.
BAH advantage: For active-duty borrowers, Basic Allowance for Housing (BAH) is tax-free and counts at face value in the residual income calculation. Higher 2026 BAH rates mean a bigger contribution to your residual cushion, which can help qualification.
VA Loan Limits in Denver for 2026
Eligible borrowers with full VA entitlement have no VA loan limit. If you have full entitlement and can qualify financially, you can borrow as much as a lender will approve with zero down payment. The VA does not cap your loan amount with full entitlement.
For borrowers with partial entitlement — meaning you have an active VA loan or have not restored your full entitlement — the 2026 VA loan limit for Denver County is **$862,500** for a single-family home. This is the highest base conforming limit in the country and represents a 3.5% increase from the 2025 limit of $833,750. The same limit applies to Adams, Arapahoe, Douglas, Jefferson, and Broomfield counties in the Denver metro area.
2026 VA Loan Limits: Denver Metro Counties
| County | VA Loan Limit (Partial Entitlement) |
|---|---|
| Denver County | $862,500 |
| Adams County | $862,500 |
| Arapahoe County | $862,500 |
| Douglas County | $862,500 |
| Jefferson County | $862,500 |
| Broomfield County | $862,500 |
| Boulder County | $879,750 |
| All other Colorado counties | $832,750–$1,209,750 |
In Colorado’s high-cost mountain counties — including Eagle, Pitkin, San Miguel, Summit, Routt, Garfield, and Boulder — the 2026 conforming/high-balance limit rises to **$1,209,750**. Veterans with full entitlement can buy homes above their county’s conforming limit with $0 down through a VA jumbo loan.
Denver Market Snapshot
| Metric | Value |
|---|---|
| Median sale price (Denver metro, Q1 2026) | $575,000 |
| Median single-family price | $615,000 |
| Average days on market | 56 |
| Active inventory | 13,447 listings |
| Months of supply | 3.2 |
| Average 30-year VA rate (June 2026) | 6.12% |
| Denver average VA closing costs | $7,798 |
| 2026 Denver County VA loan limit | $862,500 |
The median sale price in Denver is well below the VA loan limit, meaning most buyers can purchase with zero down and no VA loan limit concerns. With full entitlement, even a home priced above $862,500 can be financed with $0 down if the lender approves.
VA Funding Fee: What Denver Borrowers Pay in 2026
The VA funding fee is a one-time payment that helps offset the cost of the VA loan program. It can be paid at closing or financed into the loan. The fee for first-time homebuyers is typically 2.15% and can be up to 3.3% for subsequent uses.
2026 VA Funding Fee Rates
| Loan Use | Down Payment | Funding Fee |
|---|---|---|
| First use | Less than 5% | 2.15% |
| First use | 5% or more | 1.5% |
| First use | 10% or more | 1.25% |
| After first use | Less than 5% | 3.3% |
| After first use | 5% or more | 1.5% |
| After first use | 10% or more | 1.25% |
| IRRRL (streamline refinance) | N/A | 0.5% |
| Cash-out refinance (first use) | Less than 5% | 2.15% |
| Cash-out refinance (after first use) | Less than 5% | 3.3% |
Who Is Exempt from the VA Funding Fee in Denver?
You do not pay the VA funding fee if any of these apply:
You’re receiving VA compensation for a service-connected disability
You’re eligible to receive VA compensation but are receiving retirement or active-duty pay instead
You’re receiving Dependency and Indemnity Compensation (DIC) as a surviving spouse
You’re an active-duty service member who received a Purple Heart on or before the loan closing date
You have a proposed or memorandum rating showing you’re eligible for compensation due to a pre-discharge claim
According to VA data, since 2021, more than half of veterans who obtained a VA-guaranteed home loan were exempt from paying the funding fee. If you have a VA disability rating of 10% or higher, you are exempt from the funding fee entirely. The VA funding fee is also now tax-deductible.
Example: On a $575,000 VA purchase with first-time use and 0% down, the funding fee is $12,363 (2.15%). This can be financed into the loan, adding approximately $62 per month to the payment. A veteran with a 10%+ disability rating pays nothing.
Colorado Property Tax Exemption for Disabled Veterans in Denver
Colorado offers property tax relief for disabled veterans. These state benefits are separate from the federal VA loan benefit and can be used together. Denver County administers the program locally.
Disabled Veteran Property Tax Exemption
Veterans with a 100% permanent and total service-connected disability rating from the VA, or those rated individually unemployable, qualify for a property tax exemption. The exemption is 50% of the first $200,000 of actual value of the veteran’s primary residence. The state pays the exempted property tax.
For a home valued at $575,000, the exemption would exempt $100,000 of value, and the state would pay the tax on that portion. At Denver’s approximate effective property tax rate of 0.48%–0.54%, that amounts to roughly $480–$540 in annual savings.
No Age Requirement, No Time-in-Home Requirement
The veteran exemption has no age requirement and no minimum time-in-home requirement beyond owning and occupying the property as of January 1 of the tax year. Once you have the qualifying VA documentation, you can apply right away.
Surviving Spouse and Gold Star Spouse
The unremarried surviving spouse of a qualifying disabled veteran continues to receive the exemption. The Gold Star Spouse of a service member killed in action may also qualify. Denver County provides separate application forms for both.
How to Apply for Colorado Property Tax Exemption in Denver
File the Veteran Property Tax Exemption Form with the Denver County Assessor’s Office
The application deadline is July 1 of the year you apply. After this date, applications are not accepted until January 2 of the following year
Provide a copy of your DD214 (discharge certificate)
Provide certification of your VA disability rating from the VA, including the effective date
The property must be your primary residence and you must have owned and occupied it since January 1 of the current year
Completed applications are submitted to the Colorado Department of Military and Veterans Affairs
The Denver County Assessor’s Office is located at 201 W. Colfax Ave., Department 406, Denver, CO 80202. The phone number is 720-913-4101.
How to Apply for a VA Home Loan in Denver
The application process follows these steps.
Step 1: Get Your Certificate of Eligibility (COE)
The COE is the first step. It proves to your lender that you qualify for the VA home loan benefit. You can get your COE in three ways:
Online through VA.gov — Sign in and request your COE. If the VA has your service records, it may be issued immediately.
Through your lender — Most VA lenders can retrieve your COE electronically through the VA’s WebLGY portal, often within minutes or one business day.
By mail — Fill out VA Form 26-1880 and mail it to the regional VA loan center.
VA’s goal for COE processing is an average of 5 business days. According to VA data, 99.8% of COE requests are issued within three days, and 94% are complete within one day.
Step 2: Gather Required Documents
| Document Type | Veterans | Active Duty | Surviving Spouses |
|---|---|---|---|
| DD214 | Required | N/A | Required |
| Statement of Service | N/A | Required | N/A |
| VA Form 26-1880 | For mail COE | For mail COE | N/A |
| VA Form 26-1817 | N/A | N/A | Required |
| Income verification | Required | Required | Required |
| Tax returns | Required | Required | Required |
| VA disability award letter | If exempt from funding fee | If exempt | If exempt |
Step 3: Get Pre-Approved
Contact VA-approved lenders in Denver to get pre-approved. This tells you how much you can borrow and strengthens your offer when you find a home. Denver has 178 VA lenders, giving borrowers substantial choice. Some Denver lenders offer “no overlay” VA loans that follow VA rules exactly without adding lender-specific restrictions like higher credit score minimums.
Step 4: Find a Home and Make an Offer
Your real estate agent can help you find homes that meet VA property requirements. The VA appraisal confirms the home’s fair market value and ensures it meets Minimum Property Requirements (MPRs).
Step 5: Close on Your Home
Once the appraisal and underwriting are complete, you’ll sign closing documents and get your keys. Denver’s average VA mortgage closing costs are $7,798. The typical VA loan process in Denver runs about 30 days from contract to close, similar to conventional financing.
VA Loan Closing Costs in Denver
Denver VA mortgage closing costs average $7,798. The VA funding fee is typically the largest single expense, followed by title and settlement fees, appraisal costs, and prepaid taxes and insurance.
What the Seller Must Pay
The VA requires the seller to pay certain closing costs:
Commission for real estate professionals
Brokerage fee
Buyer broker fee
Termite report (unless refinance loan)
What the Buyer May Pay
| Closing Cost | Typical Amount | Negotiable? |
|---|---|---|
| VA funding fee | 1.25%–3.3% | No (exemptions apply) |
| Appraisal fee | $500–$800 | No |
| Credit report | $50–$100 | No |
| Title insurance | $500–$1,000 | Yes |
| Recording fees | $100–$300 | Yes |
| Prepaid taxes/insurance | Varies | Yes |
The VA limits the origination fee to 1% of the loan amount. Seller concessions in Colorado VA loans are capped at 4% of the purchase price for certain items, though the seller may pay the buyer’s normal closing costs and market rate discount points without limit.
Denver-Specific Closing Cost Considerations
Colorado uses a title company to handle settlements. Denver’s market has shifted to favor buyers, with inventory up sharply and prices softening. About 35–40% of Denver deals offer seller credits, so it’s worth negotiating. VA loans also require an option fee (typically $100–$300) and a termination option period (usually 5–10 days) during which you can inspect the home.
Colorado has a flat 4.4% state income tax, which reduces your take-home pay compared to no-income-tax states. However, Denver’s effective property tax rate of 0.48%–0.54% is among the lowest in the country.
Colorado Housing and Finance Authority (CHFA) Programs for Denver Veterans
The Colorado Housing and Finance Authority (CHFA) offers additional assistance that can be combined with a VA loan. This is a state-level benefit that reduces the financial burden of buying a home in Denver.
CHFA HomeAccess Program
CHFA HomeAccess is available statewide to first-time homebuyers or Qualified Veterans living with a permanent disability, or the custodial parent or legal guardian of an individual living with a permanent disability. The program offers:
$25,000 down payment assistance at 0% interest as a second mortgage
Competitive mortgage rates on FHA, VA, and USDA-RD loans
A 30-year fixed-rate first mortgage
CHFA FirstStep Program
The CHFA FirstStep program provides fixed-rate financing on a first mortgage with down payment assistance. Acceptable loan types include FHA, VA, and USDA-RD purchase loans. Qualified veterans can participate regardless of whether they are buying their first home.
Eligibility Requirements
Credit score minimum of 620 (though those without a measured credit score can participate)
Income limits apply and run county by county
The home must be the borrower’s primary residence
How to Combine CHFA Assistance with a VA Loan
| Step | Action |
|---|---|
| 1 | Get pre-approved for a VA loan with a participating lender |
| 2 | Ask your lender to apply for CHFA down payment assistance |
| 3 | The assistance is structured as a second mortgage |
| 4 | Close on your home with reduced upfront costs |
Common Mistakes That Delay or Deny VA Loans in Denver
Most VA loan denials in Denver don’t happen because borrowers are unqualified. They happen because of fixable issues that show up during underwriting.
1. Lender Overlays
The VA itself rarely denies a loan. Individual lenders enforce their own rules called “lender overlays” that create artificial barriers. Some lenders require higher credit scores than the VA’s standard. Shopping multiple lenders can help you find one with fewer overlays. With 178 VA lenders in Denver, you have plenty of choices.
2. Altitude and Soil Considerations
Denver’s high altitude and expansive clay soils can affect foundations and drainage. If the appraiser sees foundation movement, drainage issues, or visible moisture damage, they will flag it. Evidence of active shifting may require a structural inspection, which delays closing and may require seller repairs.
3. Not Factoring in Property Taxes
Denver’s property taxes are relatively low compared to other major metros, but they still must be factored into your escrow and debt-to-income ratio. Veterans with a 100% disability rating should apply for the exemption as early as possible.
4. Last-Minute Credit Changes
Don’t open new credit cards, finance a car, or make large purchases after you apply. These actions can change your debt-to-income ratio and derail your approval.
5. Not Having Your COE Ready
Not having your Certificate of Eligibility ready when you start house hunting can slow down the entire process. In Denver’s buyer-friendly market, well-documented offers still stand out.
6. Missing the July 1 Property Tax Exemption Deadline
Colorado’s disabled veteran property tax exemption must be filed by July 1 of the tax year. If you close on your home after July 1, you will pay full property taxes until the next filing window opens.
Latest Rule Changes for 2026
Several important updates affect VA loans in Denver this year.
Appraisal Process Updates
The VA updated its appraisal process regarding Minimum Property Requirements (MPRs) to reduce delays and help veteran homebuyers compete in today’s housing market. The updates include:
Removing the full Radon Gas requirement (Topic 34) entirely
Revising standards for properties built before 1978 (Topic 32)
Streamlining guidance on detached improvements and Specially Adapted Housing
Removing oxygen depletion sensor certification and non-vented fireplace requirements
These changes apply to VA appraisals ordered on or after May 1, 2026.
Funding Fee Now Tax-Deductible
The VA funding fee is now tax-deductible, providing an additional benefit at tax time.
No VA Loan Limits for Full Entitlement
Eligible borrowers with full VA entitlement have no VA loan limit. This means you can borrow as much as a lender will approve with zero down, as long as you can qualify financially.
VA Loan Assumption
VA loans are assumable, meaning a qualified buyer can take over the seller’s existing VA loan. Non-veterans can assume a VA loan, but the seller’s VA entitlement remains tied up until the loan is paid off or refinanced. The assumption funding fee is 0.5% of the loan balance, significantly lower than the 1.25%–3.3% for a new VA loan. In a higher-rate environment, assuming an existing VA loan with a lower rate can be a major advantage.
Common Questions
Q: Can I use a VA loan in Denver if I’ve never lived in Colorado?
A: Yes. VA loan eligibility is based on your military service, not your state of residency. You can use your VA loan in any state, including Colorado, as long as you meet the service requirements and intend to occupy the home as your primary residence.
Q: How much can I borrow with a VA loan in Denver in 2026?
A: If you have full VA entitlement, there is no VA loan limit. You can borrow as much as a lender will approve with zero down. If you have partial entitlement, the 2026 VA loan limit for Denver County is $862,500 — the highest base limit in the country.
Q: What credit score do I need for a VA loan in Denver?
A: The VA sets no minimum credit score. However, most lenders require around 620 or higher. Some lenders accept scores as low as 580 with manual underwriting. Shopping multiple lenders can help you find one that works with your credit profile.
Q: Do I qualify for Colorado’s property tax exemption in Denver?
A: You qualify if you have a 100% permanent and total service-connected disability rating from the VA, or are rated individually unemployable. You must have owned and occupied the property since January 1 of the tax year. There is no age requirement. File by July 1 with the Denver County Assessor’s Office.
Q: When is the filing deadline for Colorado’s property tax exemption?
A: The application deadline is July 1 of the year you apply. After this date, applications are not accepted until January 2 of the following year. This is a one-time application.
Q: Can I use a VA loan to buy a condo in Denver?
A: Yes, VA loans can be used for condos, but the condo project must be VA-approved. Ask your lender to check whether the specific condo development is on the VA’s approved list. This is especially important in Denver’s dense condo market.
Q: How long does it take to get a VA loan in Denver?
A: A VA loan in Denver typically takes about 30 days from contract to close, similar to conventional financing. The VA appraisal takes about 7 business days. Having your COE ready and your documents organized can speed up the process.
Q: What is the median home price in Denver?
A: As of Q1 2026, the median sale price in the Denver metro is $575,000. The median single-family price is $615,000. Both are well below the VA loan limit, meaning most buyers can purchase with zero down.
Q: Can I combine a VA loan with CHFA down payment assistance?
A: Yes. CHFA HomeAccess provides $25,000 down payment assistance at 0% interest, and CHFA FirstStep offers additional assistance. Both can be layered on top of a VA loan. Qualified veterans are exempt from the first-time homebuyer requirement.
Q: Are there income limits for VA loans in Denver?
A: There are no VA-imposed income limits. However, lenders will evaluate your income to ensure you can afford the monthly payments. The VA’s residual income guideline for a family of four in the West region is approximately $1,117 per month on loans of $80,000 or more.
Q: Can I get a VA loan if I have a bankruptcy or foreclosure?
A: Yes, but there are waiting periods. You generally need two years after a Chapter 7 bankruptcy discharge and three years after a foreclosure or Chapter 13 discharge. The VA may grant exceptions with documented extenuating circumstances.
Q: What is a VA loan Certificate of Eligibility (COE) and how do I get it?
A: The COE is a document that proves to your lender you qualify for the VA home loan benefit. You can request it online through VA.gov, ask your lender to retrieve it electronically, or mail VA Form 26-1880 to your regional VA loan center. Most COEs are issued within minutes to five business days.
Q: Can surviving spouses use a VA loan in Denver?
A: Yes. An un-remarried surviving spouse of a veteran who died from service-connected causes is eligible for a VA loan. Surviving spouses may also be exempt from the VA funding fee if they receive Dependency and Indemnity Compensation (DIC).
Q: What is the VA loan assumption process in Colorado?
A: VA loans are assumable, and non-veterans can assume a VA loan if they meet the lender’s criteria. The seller’s VA entitlement remains tied up until the loan is paid off or refinanced. The assumption funding fee is 0.5% of the loan balance. Assumption transactions typically run 60 to 90 days.
Q: Why did the VA remove the radon gas requirement?
A: Effective May 1, 2026, the VA removed the full Radon Gas requirement (Topic 34) from its Minimum Property Requirements to reduce delays and help veteran homebuyers compete. This does not prevent buyers from choosing radon testing if they wish.
Key Takeaways
No down payment is required for eligible borrowers with full VA entitlement in Denver.
No VA loan limit exists for borrowers with full entitlement as of 2026.
Denver County’s 2026 VA loan limit is $862,500 for borrowers with partial entitlement — the highest base conforming limit in the country.
VA funding fee is 2.15% for first-time users with less than 5% down; exemptions apply for veterans with a 10%+ disability rating.
Colorado property tax exemption exempts 50% of the first $200,000 of actual value for 100% disabled veterans, with no age requirement.
Filing deadline for the property tax exemption is July 1 — missing it costs a full year of savings.
COE processing averages 3 to 5 business days, and 99.8% are issued within three days.
Denver closing costs average $7,798, with the VA origination fee capped at 1% of the loan amount.
CHFA HomeAccess provides $25,000 down payment assistance at 0% interest for qualified veterans with disabilities.
Denver’s median sale price of $575,000 is well below the VA loan limit, meaning most buyers can purchase with zero down.
VA loan assumptions allow buyers — including non-veterans — to take over an existing VA loan at a lower rate with a 0.5% funding fee.
Radon gas requirement removed from VA MPRs effective May 1, 2026, reducing appraisal delays.
Official Resources
VA Home Loans: https://www.va.gov/housing-assistance/home-loans/
Certificate of Eligibility: https://www.va.gov/housing-assistance/home-loans/how-to-request-coe/
VA Funding Fee and Closing Costs: https://www.va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/
VA Eligibility Requirements: https://www.va.gov/housing-assistance/home-loans/eligibility/
VA Loan Limits: https://www.va.gov/housing-assistance/home-loans/loan-limits/
Colorado Division of Veterans Affairs: https://www.colorado.gov/veterans
Denver County Assessor’s Office: https://denvergov.org/Assessor
Colorado Housing and Finance Authority: https://www.chfainfo.com
Colorado Department of Military and Veterans Affairs: https://www.colorado.gov/dmva
VA News — Funding Fee Exemptions: https://news.va.gov/147050/funding-fee-who-pays-who-is-exempt/
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