First home, refinance, investment property, or the condo nobody else could finance. Timberline shops your loan across dozens of wholesale lenders and knows the guidelines cold.
October's jobs report came in far stronger than economists expected, with hiring well above forecast and unemployment slipping lower. That usually pushes mortgage rates up. This time bond yields jumped briefly, then settled back near where they started within minutes. The 10-year Treasury yield sits slightly higher than yesterday but remains well below its level a month ago, and traders are still watching the tech stock slide for direction.
If you are floating, you have not lost ground today, but a strong economy can change that quickly. If you are shopping, this calm gives you room to run numbers. Lock alert: stay flexible, and call us before the next big data release.
Read the full update →Purchase, refinance, or investment, these are the programs we originate for Colorado borrowers, priced across the wholesale market.
Fannie Mae and Freddie Mac financing with low-down-payment options for qualifying buyers.
Learn more → GovernmentFlexible credit and down payment options backed by the FHA, including 203(k) renovation.
Learn more → GovernmentNo-down-payment financing for eligible veterans and service members, including jumbo VA.
Learn more → GovernmentNo-down-payment financing for eligible rural and outer-suburban Colorado properties.
Learn more → High BalanceFinancing above conforming limits, plus doctor loans and expanded-credit portfolio options.
Learn more → SpecialtyQualify on bank statements, a P&L, 1099s, or assets instead of tax returns. ITIN and foreign national too.
Learn more → InvestorRental financing that qualifies on the property's rent, including short-term rentals and LLC vesting.
Learn more → First-Time BuyersCHFA and national programs that cover part or all of the down payment for eligible buyers.
Learn more →Also on the shelf: HELOCs and second mortgages, construction-to-permanent and renovation loans, bridge and fix-and-flip financing, manufactured homes, and the non-warrantable condos other lenders walk away from.
See all loan programs
A bank loan officer can only offer that bank's rate sheet. Timberline submits your file into the wholesale channel and brings back the pricing and program that fit your situation, then stays on the file until it funds.
Dave Glotfelty, Chief Lending Officer · NMLS #857935. Twenty-plus years in Colorado mortgage lending, and he has never lost an underwriting escalation he believed in.
Every file at Timberline is handled by one of these four people, start to finish.
Enter your own price, down payment, rate, and term and see the full monthly payment with taxes, insurance, HOA, and mortgage insurance.
Open the calculator →See where your debt-to-income ratio lands against conventional, FHA, and VA thresholds before you apply.
Check your DTI →Twelve questions that flag whether a condo project will pass conventional review, and what to do if it will not.
Screen a condo →Low-down-payment programs, Colorado down payment assistance, and a six-step path from renting to keys, explained without the jargon.
First-time homebuyer guide →Free written credit action plans built on lender-grade simulators. One client went from a 580 to a 720 in about a month. Not everyone can, but it is worth a free look before you walk away.
Credit action plans →Timberline has closed loans across the state: the Denver metro, Northern Colorado, Colorado Springs, the mountain towns, and plenty of small towns in between. The areas below are ones we know from experience, not from a map. For investors, DSCR rental loans are available in most states.
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Loan ProgramsWhy buildings fail conventional project review, the tests that trip them most, and the play when the answer is no.
Get a custom rate quote in a couple of minutes, start a full application, or call and talk it through with a loan officer. No obligation.
