Your questions, answered.

It depends on the file, the appraisal, and title. Lorrie plans a 21-day timeline from the signed contract and tells you early if anything could push it, so there are no surprises near closing day.

Pre-qualification is an estimate based on information you provide. Pre-approval involves verifying your income, assets, credit, and documents, which makes your offer stronger.

No. Many programs allow far less than 20 percent down, and Colorado has down payment assistance that may help. Eligibility and funding change, so Lorrie checks current options with you.

Requirements vary by program but commonly consider county, household size, income limits, purchase price, credit, and first-time buyer status. Lorrie checks current rules and tells you which programs may fit.

Not always. Some programs require it and others do not. The definition of first-time buyer can also differ between programs, so it is worth checking before assuming.

It depends on the file, the appraisal, and title. The timeline planner shows a 21-day path and the dates that matter along the way, so you know what is needed and when. Your contract controls the official deadlines.

Federal rules require the Closing Disclosure to be received at least three business days before closing. The timeline planner calculates that date from your closing date.

A metro district is a special taxing district, common in newer Colorado neighborhoods, that funds streets, parks, and utilities. It adds charges to your property tax bill on top of regular taxes. Ask for the figure in writing before you make an offer.

Listings show the prior year's tax, and the county treasurer's website has the full bill by address. Taxes can change when the county reassesses, so treat the listing number as a starting point and double-check it.

No. You enter the rate you are looking at, and the tool does the math. It is an estimate for planning, not a loan offer. Lorrie provides actual rate and payment details with the required disclosures.

Most average net income from two years of tax returns, then adjust for add-backs like depreciation. Declining income can reduce what you qualify for, so timing and trends matter.

Talk with a loan officer first. How you file affects the income lenders can count, and your options narrow once the return is filed.

Compare your monthly savings to the total cost of the new loan. If you will stay in the home beyond the break-even point, refinancing may make sense. Lorrie can run your numbers.

Often, yes, if you have enough equity and qualify. A cash-out refinance replaces your loan with a larger one, so it is worth weighing carefully with a loan officer.

Lorrie's 21-day closing timeline planner. Your buyer enters the contract date and sees every milestone, who owns each step, and the date their Closing Disclosure must arrive, so expectations are clear from the start.

Joint marketing is possible, but it has to follow RESPA Section 8: costs are shared fairly in proportion to what each party uses, and nothing of value is exchanged for referrals. Lorrie reviews any co-marketing with Colorado Credit Union compliance before anything runs.