Refinance — Northern Colorado
Lower your payment, access your equity, or both.
A refinance is not always the right move — but when it is, timing and program selection matter. I run the break-even analysis before you commit, so you know the actual numbers before signing anything.
Serving homeowners across Fort Collins, Greeley, Loveland, Timnath, Windsor, and Severance — and throughout Northern Colorado.
Refinance options available to you.
Four distinct refinance structures — each with a different goal and cost profile.
Rate & Term Refinance
Replace your existing mortgage with a new one at a lower rate, shorter term, or both. The primary goal is reducing your interest cost or monthly payment — no cash is taken out.
Cash-Out Refinance
Refinance into a larger loan than your current balance and take the difference as cash. A common tool for home improvements, debt consolidation, investment purchases, or accessing equity you have built.
VA IRRRL — Streamline Refinance
If you have a VA loan and rates have dropped, the Interest Rate Reduction Refinance Loan lets you lower your rate with minimal documentation, no appraisal in most cases, and no income verification.
FHA to Conventional Refinance
If you are currently on an FHA loan with MIP, refinancing into a conventional loan once you have enough equity eliminates the mortgage insurance and often lowers your rate. A meaningful monthly savings.
The Only Number That Matters
Break-even analysis before anything else.
A refinance only makes sense if you will stay in the home long enough to recoup the closing costs through monthly savings. That point — the break-even — is specific to your loan balance, the rate difference, and your closing costs. I calculate it for your actual situation before recommending anything.
Monthly savings
What your new payment is versus your current one
Total closing costs
All-in cost of the refinance, rolled in or paid upfront
Break-even month
When the savings exceed the cost — if you plan to stay past that point, the refinance makes sense
Veterans with an existing VA loan: the IRRRL streamline is often the fastest path — no appraisal, minimal documentation, and no income verification in most cases. See VA loan details →
Frequently asked questions.
When does it make sense to refinance?
Refinancing makes sense when the monthly savings outweigh the closing costs within a timeframe you plan to stay in the home — the break-even point. As a general rule, if you can lower your rate by 0.5% or more and you plan to stay in the home at least 2–3 years, a refinance often pencils out. I run the break-even calculation for your specific loan so you can make the decision with actual numbers, not a rule of thumb.
How much does it cost to refinance?
Refinance closing costs typically run 2–3% of the loan amount, though this varies significantly by lender, loan type, and whether costs are rolled into the loan. Some programs offer no-closing-cost refinances with a slightly higher rate. I compare both structures — paying costs upfront versus rolling them in — so you can see which produces better long-term economics for your situation.
Can I refinance to remove PMI from my current conventional loan?
You may not need to refinance to remove PMI. Conventional PMI automatically cancels at 78% LTV, and you can request removal at 80% based on the original home value. If your home has appreciated and you believe you are at or below 80% LTV based on current value, a new appraisal — not a full refinance — may be sufficient to remove PMI. I can walk you through the fastest path to PMI removal based on your current loan terms.
What is a cash-out refinance and when does it make sense?
A cash-out refinance replaces your current mortgage with a larger one, and you receive the difference in cash. It makes sense when you need access to a significant amount of capital — for a home renovation, debt payoff, investment property down payment, or other large goal — and your home has enough equity to support the larger loan. Rates on cash-out refinances are typically slightly higher than rate-and-term refinances. A HELOC is sometimes a better alternative for smaller or flexible draw amounts.
How long does a refinance take to close?
Most refinances close in 30–45 days, though VA IRRRLs and streamline programs can close faster. The timeline depends on how quickly documentation is gathered, whether an appraisal is required, and the lender's current volume. I flag any potential delays early and keep the process moving so there are no last-minute surprises.
Find out if a refinance makes sense for your situation.
A free 15-minute call to review your current loan, run the break-even, and compare programs side by side.