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Program 07
Conventional Investment in Fort Collins
Fort Collins conventional investment property loans for buy and hold.
Standard, competitively priced financing for non-owner-occupied investment property when your file fits the box, often the lowest-cost option for a long-term hold in exchange for full documentation. A Fort Collins purchase and a Greeley purchase price very differently in the same metro area, so we size the file to the address, not a metro average. Larimer and Weld counties run separate assessors and mill levies, and Colorado's flat state income tax keeps the long-hold math simpler than in a graduated-rate state. We'll compare it against DSCR so you take the structure that fits; business-purpose only, subject to underwriting.
Non-owner
occupied
30-yr
fixed avail.
80%
max LTV
Low
rates
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
For investors who qualify conventionally, this is usually the lowest-cost long-term money on a buy-and-hold. We help you weigh it against our DSCR and bank-statement programs so the loan matches your file and your goals.
Who it's for
Buy-and-hold investors
Non-owner-occupied 1-4 units
Borrowers who document income
Purchase or refinance
Typical terms
PropertyInvestment, non-owner-occ
Max leverageUp to 80% LTV
Term30-yr fixed / ARM
IncomeDocumented
CreditFrom 580
UsePurchase or refi
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Conventional Investment in Fort Collins, answered.
Fort Collins runs nearly $570,000 and Greeley under $425,000, in the same metro area. Does that change how a conventional loan gets sized?
Yes, and we underwrite the address, not a metro average. Zillow's mid-tier home value for June 2026 was $569,102 in Fort Collins city, against $423,173 in Greeley, $504,321 in Loveland and $472,747 in Wellington, all inside the same lending territory. Fixed underwriting and closing costs don't shrink with the price tag, so the Greeley or Wellington end of that range is often the tighter file to size, while Fort Collins and Windsor sit closer to the top of what conventional product comfortably reaches. See conventional investment terms or send us the address and we'll tell you straight where it lands.
My purchase sits inside a Larimer metro district. How much does that actually add to the tax line on a conventional file?
Enough that we pull the parcel's tax area before we size the loan, not after. A $500,000 Fort Collins rental carries roughly $3,228 a year, about 0.65% of value, on the base county, city, school and library stack alone. Layer in a metro district and that number moves fast: a 60-mill district adds about $1,875 a year, and a district at the high end like Parkside's 103.062 mills adds about $3,221, taking the same house to roughly $6,449, or 1.29% of value, double the base rate. State law requires each special district to record a public disclosure document with the county, but recording is not required for the tax to be valid, so the listing sheet is not where you find this out. See conventional investment terms and we'll confirm your parcel's actual stack before closing.
Larimer County's reassessment notices come out later than I expected. Does that affect closing on a conventional purchase?
It can, mainly around escrow sizing rather than the closing date itself. Real property in Colorado is revalued every odd-numbered year, and most counties answer protests by the end of June, but Larimer uses the alternate protest procedure and mailed its 2025 Notices of Determination on August 15, roughly six weeks later than the state default. That later timing means a Larimer parcel's current-year assessed value can still be moving through appeal well into late summer, which is worth flagging to your lender when the escrow account gets set. Talk to your closing team about where the parcel sits in that cycle before you lock a payment estimate. See conventional investment terms.
I'm buying a long-term rental in Fort Collins. Is there a city registration requirement I need to budget for?
Yes, a small but real closing-checklist item. Since January 1, 2025, most Fort Collins leases of 30 days or more must be registered with the city, at $37 per property plus $10 for each additional unit on the same property, and no inspection is required as part of registration. Owner-occupied rentals and mobile home park units are exempt, and the city moved from an education phase to active enforcement in early 2025. It is a modest line item, but budget it into your closing costs on any Fort Collins buy-and-hold purchase. See conventional investment terms.
Does Colorado's flat income tax actually change the math on a long-term conventional hold in Fort Collins?
It simplifies the math more than it changes it. Colorado taxes individual income at a flat rate, 4.4% for tax year 2025 with occasional temporary reductions triggered by TABOR revenue limits, so there is no bracket creep to model as a rental adds income, unlike a graduated-rate state. Paired with a base Larimer property tax around 0.65% of value before any metro district, the ongoing carrying cost on a long conventional hold is comparatively easy to project. This is general information, not tax advice, so confirm your own after-tax numbers with your CPA before you commit to a hold period. See conventional investment terms.
Fort Collins rents look strong, but is whole-house rent actually enough to qualify a rental here on its own income?
Often not on DSCR alone, which is exactly where a documented-income conventional file can do more work. A $1,938 monthly rent against a $569,102 Fort Collins value works out to roughly a 4.1% gross yield, arithmetic that does not comfortably clear an ordinary DSCR test on a whole-house lease. If your tax returns and income support a full-documentation file, conventional financing is often the lower-cost route into the same property, while DSCR stays the better fit for a per-bedroom or ring-city deal that clears on rent alone. Send us both sets of numbers and we'll run them side by side.
How much do I put down on a Fort Collins conventional investment purchase?
At least 20% on a non-owner-occupied file. Leverage runs up to 80% LTV, so on a $500,000 Fort Collins rental that is up to $400,000 from us and $100,000 from you (500,000 x 80% = 400,000). At a Fort Collins city mid-tier value of $569,102 the same 20% is a larger number than it is on a $423,173 Greeley purchase, which is part of why the ring cities keep pulling investor cash. Add the city's $37 annual rental registration to your carrying costs on any long-term lease inside Fort Collins. Subject to underwriting.
My score is in the low 600s. Does that work for a Fort Collins investment property loan?
Yes, this program starts at 580. The tradeoff is documentation, not score: a conventional investment file is fully documented, so your income has to be provable on paper. If the tax returns do not support the file, the property's own rent can carry it instead on a DSCR loan, which starts at 640, or deposits can on a bank statement loan. There is no hard credit pull to find out which lane fits. Subject to underwriting.
Can I refinance a Fort Collins rental I already own on this program?
Yes, purchase or refinance, on the same terms. Leverage runs up to 80% LTV, the term is a 30-year fixed or an ARM, and the property has to be non-owner-occupied investment. One Larimer timing note worth raising with your closing team: the county mailed its 2025 Notices of Determination on August 15, later than most of the state, so a parcel's assessed value can still be moving through appeal when the escrow account is set. Subject to underwriting.
More Conventional Investment questions, answered on the program page
Resources
Guides for Conventional Investment
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide More in Fort Collins
Other programs in Fort Collins
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-15.
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