Conventional Investment in Boulder

It depends heavily on which city the parcel sits in. Boulder city's mid-tier value ran $956,462 as of June 2026, well above ordinary conforming territory, while Longmont's mid-tier of $552,210 sits comfortably within it. That means the same borrower can need agency-eligible conventional financing on a Longmont purchase and a non-agency or portfolio structure on a Boulder city purchase, in the same county, in the same month. Send us the address and the price and we'll tell you which lane your file is in. See our DSCR terms for the non-agency comparison.

We don't publish a blanket minimum loan size for this program, so a lower Longmont price is not, by itself, a problem. Longmont carries the county's lowest entry basis in the set, a $552,210 mid-tier as of June 2026, well under Boulder city, Louisville, Superior, Erie and Lafayette. That basis sits inside conventional territory rather than pushing you toward a jumbo or portfolio structure, which is the opposite constraint from a Boulder city purchase. Loan sizing still comes down to the specific price and your down payment, so send us the numbers and we'll confirm the file fits before you go under contract.

When your documented income supports the file and the property's rent alone would not, which is common in the City of Boulder itself. Boulder city's blended rent index produced a 3.0% gross yield as of June 2026, thin enough that a DSCR file underwritten on rent can run tight there, even though the same city's detached-house rent supports a stronger 5.3% yield when priced correctly. A documented conventional loan qualifies on you, not the rent roll, so it can work where a DSCR file is marginal. In the higher-yield ring towns like Erie, the rent math often makes a DSCR loan the simpler path instead. We'll run both structures on your numbers.

It's lighter than the home's price suggests. The City of Boulder's own municipal levy, 11.648 mills, is the lowest of any Front Range city in the county's tax-area set, and on a Boulder mid-tier home valued at $956,462 as of June 2026 the total tax area 0010 levy of 87.884 mills works out to about $5,622 a year, or roughly 0.59% of value, using the 2024 Abstract of Assessment and the tax year 2025 assessment rates. That escrow line is part of what a fully documented conventional file qualifies against, so it's worth pricing before you assume Boulder's high basis means a high tax bill too. Outside the city, the levy runs by tax area, not by town, so confirm the specific parcel's tax area before you underwrite.

It's simple and it's flat, which is a real advantage for a documented, buy-and-hold loan. Colorado taxes individual income at a flat 4.4% rate, with temporary TABOR-triggered cuts in some years, and no franchise tax on top of it. That keeps a conventional file's after-tax math straightforward compared to a graduated-bracket state, and it applies the same way whether the property is in Boulder city or one of the ring towns. Talk to your CPA about how it applies to your specific entity structure before you close.

At least 20%, and the dollar amount moves a lot with the city. Conventional investment financing runs to 80% LTV on non-owner-occupied property. On a Boulder city mid-tier home at $956,462, that's up to $765,170 from us and $191,292 from you (956,462 x 80% = 765,170). On a Longmont mid-tier home at $552,210, the same 80% LTV puts $441,768 from us and $110,442 from you (552,210 x 80% = 441,768), on a 30-year fixed or an ARM. Both figures use June 2026 Zillow mid-tier values, so confirm current pricing on your specific address before you set a budget. Subject to underwriting.

It is standard, competitively priced financing for a non-owner-occupied investment property, the long-term loan you take when your file fits the conventional box. It usually carries a lower rate than a bridge or DSCR loan, in exchange for full documentation.

A conventional loan qualifies on your documented personal income and credit, while a DSCR loan qualifies on the property's rent. Conventional pricing is often lower if you can document your income and you are within the limit on financed properties; DSCR is easier to scale and skips the income docs. We compare both and put you in the one that fits.

Plan on roughly 20% to 25% down on an investment-property purchase, with the best pricing at lower leverage and higher credit. Cash-out refinances are typically capped a bit lower than purchases.

Conventional investment financing generally wants a credit score around 580 or higher, and your rate improves meaningfully as your score and reserves go up. We will tell you up front where your file lands.

Purchases, rate-and-term refinances, and cash-out refinances on non-owner-occupied 1-4 unit investment property. If you will live in the property, that is owner-occupied financing, which we refer to a trusted partner rather than originate here.

Because it is fully documented, expect to provide income verification, tax returns, bank statements, and the standard conventional paperwork. If that documentation is a hurdle, our DSCR and bank-statement programs are the no-tax-return alternatives.