First-Time Homebuyer Guide: Windsor & Severance, Colorado 2026

Windsor and Severance are two of northern Colorado's fastest-growing towns — situated between Fort Collins (15 miles north) and Greeley (10 miles east) on the US-34 corridor. They've absorbed significant demand from buyers priced out of Fort Collins and Loveland, offering newer homes, excellent Weld RE-4 School District schools, and mountain views of the Front Range at prices meaningfully below Fort Collins.

Market Snapshot

Key note: Weld County's FHA limit is $541,287 — below Windsor's median price of $530,000. Buyers above this threshold need conventional financing, a larger down payment to stay below the FHA limit, or USDA if applicable.

Navigating the Weld County FHA Limit

For a $530,000 Windsor purchase, FHA at 3.5% down = loan of $511,550 — very close to the $541,287 FHA limit. You can still use FHA if you increase your down payment slightly to bring the loan amount within the limit.

Alternatively: Conventional 97 at 3% down = $514,100 loan — works fine for conventional. For buyers with 700+ credit, conventional may be the cleaner path at Windsor's price points.

Severance at $475,000 is more FHA-friendly: 3.5% down = $458,375 loan, well within the $541,287 limit.

CHFA and Down Payment Assistance

Weld County CHFA income limits (1–2 persons): approximately $103,000. Lower than Denver-metro limits but accessible for many Windsor and Severance buyers. CHFA DPA (up to 4% of loan) can be applied toward down payment or closing costs.

New Construction in Windsor and Severance

Both towns are heavily new-construction markets. Active builders include:

• Landmark Homes (Windsor area, quality production builder)
• Lennar (large master-planned developments)
• Melody Homes / Century Communities
• Oakwood Homes (affordable entry options in Severance)

New construction advantages in this market:

• Builder incentives (2-1 buydowns, closing cost credits) common
• Energy-efficient construction (tight envelope, LED, programmable HVAC)
• 1-year builder warranty + 10-year structural warranty
• Modern floor plans with open concepts, larger primary suites

Builder financing caution: always compare the builder's preferred lender rate to an independent broker. Builder preferred lenders can be competitive, but the incentive structure may favor their lender.

Monthly Payment Example

$480,000 purchase | Conventional 3% | 720 credit score | 6.875% rate

• Down: $14,400 | Loan: $465,600
• P&I: ~$3,059/month
• PMI: ~$130/month (cancels at 80% LTV)
• Taxes: ~$240/month (Weld County low rate)
• Insurance: ~$110/month
• Total PITIA: ~$3,539/month

Note: Weld County has one of Colorado's lowest property tax rates — a meaningful advantage for Windsor/Severance buyers compared to Boulder or Arapahoe County.

Why Windsor Over Fort Collins?

• Price: $80,000–$120,000 less for comparable new construction
• Schools: Windsor RE-4 is excellent; comparable to Poudre District in Fort Collins
• Space: larger lots, newer infrastructure, less congested
• Oil and gas: Weld County has active oil and gas operations; some neighborhoods near well pads — research specific locations

Commute Access

• Windsor/Severance to Fort Collins: 15–20 minutes via US-34/I-25
• Windsor to Greeley: 10–12 minutes
• Windsor to Loveland: 20 minutes
• Windsor to Denver: 55–70 minutes via I-25 (faster in off-peak)

Windsor is particularly popular with Front Range corridor remote workers and hybrid employees who commute 2–3 days/week to Fort Collins or Denver.

FAQ

Is Windsor part of Fort Collins? No — it's an independent city in Weld County, though it shares the urban area. It has its own government, schools, and character.

Are oil and gas wells a concern? Weld County has active extraction, but modern setback rules (1,000 feet from occupied structures) and improved technology have reduced concerns. Research specific properties and the neighborhood's proximity to operations.

What's Great Western Reservoir? A large reservoir within Windsor's city limits — great recreation amenity and a source of the town's identity.

Get Pre-Approved for Windsor or Severance

📞 970-708-9624 | tj@taytoncapitalllc.com

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