Buying a luxury home follows the same contract as any Colorado purchase, but the details get bigger: the loan may be a jumbo loan, the inspections cover more systems, and there’s often an HOA, a metro district or both. Here’s the order I take things in with buyers.
Key takeaways
- Know the 2026 conforming limit: $862,500 for a one-unit home in the Denver metro counties, per FHFA. A larger loan is a jumbo loan.
- Jumbo lenders set their own rules for down payment, credit and cash reserves, so get fully pre-approved early.
- Budget time for inspections on every major system, plus specialists for the roof, sewer, radon and anything unusual.
- Read the HOA and metro district documents before your deadlines pass.
Step one: financing and the conforming limit
Most home loans are “conforming,” meaning they fit the size limit set each year by the Federal Housing Finance Agency for loans Fannie Mae and Freddie Mac can buy. For 2026, FHFA set the baseline limit at $832,750 for a one-unit home, with higher limits in high-cost areas up to a ceiling of $1,249,125.
| Counties | One-unit limit |
|---|---|
| Adams, Arapahoe, Broomfield, Denver, Douglas, Elbert and Jefferson | $862,500 |
| El Paso (Colorado Springs) | $832,750 |
Source: Federal Housing Finance Agency, conforming loan limit values for 2026, announced November 25, 2025, and FHFA’s 2026 county loan limit list. Checked November 2026.
The limit applies to the loan amount, not the price. Your down payment decides whether you cross it. My jumbo loan limits guide shows the math by county and down payment.
How jumbo loans work
A jumbo loan is any mortgage above the conforming limit. Because Fannie Mae and Freddie Mac don’t buy them, each lender sets its own standards. In general, expect:
- More documentation of income and assets, especially if you’re self-employed or have income from investments or equity compensation.
- Cash reserves after closing, often several months of payments, with the exact requirement set by the lender.
- Down payment and credit requirements that vary by lender and loan size.
- Appraisal rules that can be stricter, sometimes including a second appraisal on larger loans.
Rates and terms differ a lot from lender to lender, so I recommend comparing a few, including at least one that closes jumbo loans regularly. Some buyers also use a conforming first loan with a second loan, or pay cash and finance later. Your lender and tax advisor can tell you which fits. When you compare Loan Estimates, budget separately for buyer closing costs in Colorado—loan fees, title, prepaids and community charges still sit on top of the down payment.
Get a full pre-approval before you shop
For a luxury purchase, I ask buyers to have their file underwritten, or as close to it as their lender offers, before we write. Sellers at higher prices look hard at financing, and a pre-approval from a lender who has reviewed your documents makes your offer stronger. If you’re paying cash, have a recent proof-of-funds letter ready.
Search beyond the listing photos
At this level, the lot, views, privacy and setting carry a lot of the value. I look at what surrounds a home, from open space to land that could be developed, and how the light and views change through the day. My guide to homes with mountain views covers how to judge a view, and my neighborhood guides cover the areas I work in.
Inspections and due diligence
Larger homes have more systems, and each one deserves a look. Beyond a general inspection, I usually recommend a sewer scope, a radon test and a roof evaluation, and specialists for pools, elevators, solar, wells, septic systems or anything else unusual. Colorado soils matter too, especially in the foothills. My luxury home inspection checklist covers each one.
HOAs, metro districts and taxes
Many Denver-area luxury communities have a homeowners association, a metro district or both. The documents tell you the dues, the rules for changes to the home, any planned assessments and how much the metro district adds to your property tax bill. The standard contract gives you a deadline to review them. Read them early so there’s time to ask questions. My metro districts guide explains how those districts work.
Writing a strong offer
A strong offer isn’t only price. Clean financing, a realistic appraisal plan, deadlines that work for the seller, and earnest money that shows you’re serious all count. If you need to sell a current home first, we’ll talk about how to structure that so it doesn’t weaken your offer. My guide to Colorado contract deadlines explains each date in the contract.
