Best Cities to Find Assumable Mortgages in Colorado (2026)
Most buyers searching for assumable mortgages in Colorado don't know where to look. They go to Zillow, filter by assumable, and find three listings in a state with over 12,000 assumable loans currently in play.
The problem is not inventory. The problem is that most platforms don't surface assumable loans correctly. And most buyers don't know which cities concentrate the inventory worth finding.
I'm Ryan Thomson, The Assumable Guy. I'm a licensed Colorado agent who works assumable transactions full time. Here's what I've learned about where the inventory actually lives and why.
Why Some Cities Have More Assumable Inventory Than Others
Two factors drive assumable mortgage density: military base proximity and 2019-2022 purchase volume.
VA loans are assumable by design. Every VA loan has assumable language written into the note. Military bases cycle servicemembers on 2-4 year assignment orders. A wave of those buyers bought in 2019-2022 at rates between 2.5% and 4.25%. Those servicemembers are now PCSing, separating, or upsizing. Their homes are hitting the market. Their loans travel with them — but buyers can take them over.
FHA loans are also assumable, and they show up in high concentrations in workforce housing markets. FHA buyers who purchased between 2019 and 2022 locked in similar rates to VA buyers. When those sellers move, their FHA loans are on the table too.
The cities below have the highest concentration of both.
Colorado Springs: The #1 Market for VA Loan Assumptions
Colorado Springs has two major military installations: Fort Carson (Army, 26,000 active duty) and Peterson Space Force Base / Schriever Space Force Base. The volume of VA loans originated in this market between 2019 and 2022 is higher per capita than almost any non-Virginia city in the country.
What that means for buyers: there are hundreds of active and incoming listings with VA loans in the $275,000-$550,000 range still on the books at rates between 2.5% and 3.75%.
Example payment math: Remaining balance: $320,000 at 2.875% assumed vs. new loan at 6.75%.
- Assumed payment: $1,329/month
- New loan payment: $2,076/month
- Monthly savings: $747
- 5-year savings: $44,820
If you're buying in the Widefield, Fountain, or Security-Widefield areas near Fort Carson, this is the inventory to target. You do not have to be a veteran to assume a VA loan.
Aurora: Buckley Space Force Base Drives Unusual Inventory
Aurora often flies under the radar in the assumable mortgage conversation, but it shouldn't. Buckley Space Force Base puts thousands of servicemembers into the Aurora housing market on short assignment cycles.
Aurora median home prices sit lower than Denver proper, meaning the assumption gap between a 2.75% assumed loan and a 6.75% new loan is more attainable on a smaller balance. You don't need a $100,000 down payment to cover the equity gap on an $380,000 Aurora home the way you might on a $650,000 Denver property.
The Aurora east corridor has the highest concentration of VA-backed homes from the 2020-2022 purchase wave. Look for listings in the 80017, 80019, and 80011 zip codes.
Fort Collins: FHA Density in a University Town
Fort Collins is not a military market. But it has strong FHA loan density for a different reason: first-time buyers and workforce housing.
FHA loans captured a significant share of the 2019-2022 Fort Collins market because home prices were lower then ($300,000-$450,000 range), and FHA was the path for buyers with 3.5% down. Those FHA loans are assumable. The sellers are now moving to larger homes, out of state, or upsizing after a few years of appreciation.
Fort Collins FHA assumptions are often cleaner on the equity gap than military markets. The original loan amounts were smaller, appreciation has been moderate, and the remaining balances are workable. Buyers who can put 10-15% down can assume a 3.0%-3.5% FHA loan in Fort Collins without needing a second mortgage to bridge the gap.
Related: FHA loan assumption process in Colorado step by step
Denver Metro: Harder to Find, But Worth the Search
Denver proper has lower VA loan density than the Springs or Aurora because it's not a primary military market. But Denver has volume on its side. The sheer number of homes purchased in 2020-2022 means a meaningful percentage of Denver listings have assumable loans.
The challenge in Denver is the equity gap. Denver appreciation from 2020 to now has pushed median prices up significantly, which means a buyer may need a larger down payment or bridge loan to cover the difference between the assumed loan balance and the current purchase price.
That said, Denver neighborhoods that concentrated FHA activity in 2020-2022 (Montbello, Green Valley Ranch, Aurora Metro, Commerce City) have more accessible assumptions because original purchase prices were lower.
Related: Second mortgages for assumable loans
Pueblo: The Underrated Market
Pueblo has one of the best affordability stories in the state for assumable mortgages. Home prices are lower, FHA loan penetration in the 2019-2022 market was high, and buyers today are not competing in the same frenzied environment as Denver or the Springs.
A typical Pueblo assumption looks like this: FHA loan from 2021, remaining balance $195,000 at 3.25%, on a home currently worth $255,000. The equity gap is $60,000 — manageable with a second mortgage or seller carryback. The monthly payment savings vs. a new loan are $450-$600/month.
If you're a first-time buyer priced out of other markets, Pueblo is worth serious attention.
How to Actually Find These Listings
Zillow's assumable filter surfaces roughly 10-15% of actual assumable inventory. It only shows what sellers and agents choose to disclose, and most agents don't know to check loan type.
Better approaches:
1. Search by loan type, not by assumable label. Ask your agent to filter MLS for VA and FHA listings in your target city and price range. Any FHA or VA loan from before mid-2023 is almost certainly assumable.
2. Work with an agent who knows assumptions. Most agents don't. They either don't know assumptions exist, don't know how to negotiate them, or avoid them because they take longer to close. Find an agent who's closed them before.
3. Check assumable-specific platforms. Sites that pull directly from loan data are more complete than general portals.
4. Look at recently expired or stale listings. Homes that have sat on the market in military cities are sometimes priced wrong relative to their assumable value. A seller offering a 2.75% assumable loan may not even know they're sitting on a premium.
Related: How to find assumable mortgage listings in Colorado
The Equity Gap Problem (And How to Solve It)
The biggest friction in assumable transactions is the equity gap. The buyer needs to pay the difference between the assumed loan balance and the purchase price, either in cash or via a second mortgage.
In Colorado's military markets, this gap averages $50,000-$150,000 depending on the city and when the seller bought. That's real money, but it's less than it sounds when you factor in the monthly savings.
A $100,000 equity gap at a 8% second mortgage rate adds about $735/month to your payment. A 3.0% first mortgage assumption saves you $800-$1,000/month vs. a new conventional loan. The math still works — you're roughly break even on the second mortgage cost while pocketing the rate savings, and the second mortgage balance shrinks as you pay it down.
Related: The Assumable Mortgage Down Payment Gap
Working With a Colorado Assumable Mortgage Specialist
Assumable transactions are more complex than standard purchases. The servicer approval process takes 45-90 days. Not all agents know how to negotiate them. Lenders who don't do assumptions regularly cause delays that kill deals.
Working with someone who does this full time matters.
I'm Ryan Thomson, licensed in Colorado, and assumable mortgages are the only thing I work on. If you're buying in Colorado Springs, Aurora, Fort Collins, Denver, or Pueblo and want to find assumable inventory or structure an offer that actually gets accepted, reach out.
The market has $1,000+ per month in savings hiding in it. You just need to know where to look.
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