Overview

Adams County or Weld County? In Brighton the answer is worth $287,500.

Brighton sits mostly in Adams County with a portion extending into Weld, and the two counties are in different FHA pricing areas. For 2026 the FHA limit in Adams County — part of the Denver metro area — is $862,500. In Weld County it is $575,000. That is a $287,500 difference on identical houses a few minutes apart, and if you are shopping near the top of an FHA budget it can decide which side of town you buy on. The conforming limit is $832,750 statewide, so conventional financing is unaffected. The other Brighton-specific thing worth knowing: outside the city core you start finding acreage, outbuildings and well-and-septic properties, which change both the appraisal and the program. Some of those addresses are USDA-eligible, which means zero down on a property that FHA would want 3.5% for. I check eligibility by address, and I know this town — my roofing company is based here.

Who I work with here

Brighton buyers I help most often

Buyers shopping near the top of an FHA budget on either side of the county line
School District 27J employees using Schools to Home
Buyers looking at acreage, shops or well-and-septic properties

Self-employed contractors and trades
Veterans wanting land without a down payment
First-time buyers using CHFA assistance

Programs

What works well in Brighton

County line check

Before anything else I confirm which county the address sits in, because it sets your FHA ceiling and your mill levy.

USDA at 0% down

Parts of the Brighton area qualify as rural for USDA financing — zero down, income limits apply. I check by address.

CHFA Schools to Home

School District 27J employees qualify for up to 25% of the loan in assistance. Read the fine print.

Acreage and outbuildings

Shops, barns and well-and-septic properties need an appraiser and a program that can handle them. Not every lender will touch these.

Self-employed and trades

Brighton runs on trades and small contractors. Bank statement loans qualify you on deposits, not write-offs.

VA with no lender fees

Zero down and no monthly mortgage insurance, and I waive my lender fees. See VA loans.

Buying in Brighton? Send me the address.

I will tell you the county, the FHA ceiling and whether it is USDA-eligible in one message. Call (303) 557-3846 or start online.

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Common questions about buying in Brighton

Is my Brighton home in Adams County or Weld County?

Most of Brighton is in Adams County, with a portion extending north and east into Weld. Confirm it before you shop, because the two counties sit in different FHA pricing areas and the difference is large.

How much can I borrow with an FHA loan in Brighton?

It depends on the county. For 2026 the FHA limit in Adams County is $862,500; in Weld County it is $575,000 — a difference of $287,500 on otherwise comparable homes. The conforming limit for conventional financing is $832,750 statewide, so conventional loans are unaffected by the county line. If you are shopping near the top of an FHA budget, this single fact can decide which side of town you buy on.

Can I get a USDA loan in the Brighton area?

Some addresses outside the city core qualify. USDA offers 100% financing with no down payment, subject to household income limits and property eligibility, and eligibility is determined by exact address rather than by town. Send me an address and I will check it. On a rural property with outbuildings or well and septic, the appraisal and the program both need someone who has done it before.

Mortgage Lender in Brighton, Colorado