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First-time home buyer programs in Black Forest, CO

Quick answer

First-time buyers in Black Forest, CO can use 3%-down conventional loans (up to the $832,750 El Paso County conforming limit), 3.5%-down FHA, or VA and USDA where eligible, plus 2 verified city, county or statewide assistance programs. On the $805,200 median home, 3% down is about $24,156 and the estimated payment is $6,151/month at 7.18%.

By Purchase Mortgage Loan Editorial Team Checked against official sources per our editorial standardsData last updated

Median household income: $142,173; value-to-income ratio 5.66. Black Forest ranks 8 by home value and 51 by population among 70 places in our CO dataset.

What does a first-time buyer loan cost on a typical Black Forest home?

ItemBlack Forest
Median home value (Census ACS)$805,200
Colorado median home value$502,200
Down payment (3%)$24,156
Loan amount$781,044
Estimated monthly payment (PITI + MI)$6,151
Income needed (28% / 36%)$264,000 / $206,000
El Paso County 2026 conforming limit (1 unit)$832,750
Max purchase price at the limit$858,000

Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.

Payment includes Colorado's 0.49% effective property tax rate (Census ACS), $2,492/yr homeowners insurance (NAIC state average) and an estimated 0.5% PMI.

What is the 2026 conforming loan limit in Black Forest?

Black Forest is in El Paso County. Conventional 3%-down loans go up to the $832,750 conforming limit (price ≈ $858,000); FHA loans go up to $541,650.

The Black Forest median home value of $805,200 is 60% above the Colorado median, and within what the county limit supports.

Which down payment assistance programs can Black Forest buyers use?

First-time buyer loans in nearby cities

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First-time buyer loan FAQs for Black Forest

On the $805,200 median: 3% conventional ≈ $24,156, 3.5% FHA ≈ $28,182, and 0% for eligible VA or USDA buyers. Conventional loans above $832,750 in El Paso County become jumbo loans.

At the $805,200 median value (above the Colorado median of $502,200), the estimated payment of $6,151/month at 7.18% needs about $264,000 a year under the 28% housing guideline, or $206,000 if your total debts stay under 36%.

0 city-level, 0 county-level and 2 statewide programs are verified for this city (2 total). Check each official administrator's eligibility rules and available funds.

Sources

Data last updated October 23, 2026.

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Figures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.