North Colorado Springs VA Loans: Monument, Gleneagle & D-38

As of Q3 2026 (September 2026): VA sets no minimum credit score. Any score floor is an extra rule a lender adds (VA Pamphlet 26-7, Ch. 4; 38 CFR 36.4340). VA uses 41% as a check point, not a limit, for how much of your monthly income goes to debt payments (your debt-to-income ratio). Above 41%, we take a closer look, unless the money left over each month after your bills is at least 20% above VA’s chart. If not, a supervisor can still approve the loan with a signed note listing your strengths (VA Pamphlet 26-7, Ch. 4). With full entitlement (your full VA home loan benefit), there is no VA loan limit. VA asks for no down payment in most cases, but if the price is above VA’s value for the home, you pay the difference in cash. If part of your benefit is still in use (partial entitlement), it is measured against your county’s 2026 loan limit: $832,750 in most counties and higher in some high-cost counties (VA.gov; FHFA, November 25, 2025). The funding fee (a one-time VA fee) is 2.15% on a first-use purchase with less than 5% down and 3.3% on later use with less than 5% down. On an IRRRL (VA’s refinance to lower your rate), it is 0.5% (VA.gov, effective April 7, 2023).

On the north end, the no-limit VA benefit is worth the most and the most often misunderstood.

Confirm full entitlement

We verify you have full entitlement, which is what makes $0 down possible even at higher north-end prices.

Build income around the payment

A higher price means a higher payment, so we maximize usable income, including BAH, and test residual income carefully.

Target the right school boundary

D-38 and D-20 boundaries drive value here. We help you and your agent target homes inside the line you want.

Close with no overlays

We underwrite the larger file to VA guidelines, manually if needed, with no overlays stacked on top.

What “No Overlays” Means

An overlay is a credit rule a lender adds on top of VA’s. We don’t add them — we underwrite to VA guidelines. Separate from underwriting, every VA loan must also be eligible for sale or securitization, and Ginnie Mae sets pooling requirements that apply to all lenders and that no lender can waive. Refinances in particular carry seasoning requirements under Ginnie Mae that are broader than VA’s. We’ll tell you upfront if one applies to you.

Can I buy a higher-priced north Colorado Springs home with a VA loan?

Yes. With full entitlement there is no VA loan limit, so a higher-priced home in Monument, Gleneagle, or Flying Horse can still be $0 down, as long as your income and residual income support the payment.

Which school districts serve north Colorado Springs?

D-38 Lewis-Palmer serves Monument and Gleneagle, and D-20 Academy serves much of the north end. Both are top draws for families, and we help you target homes inside the boundary you want.

Is there really no VA loan limit on the north end?

Correct, for full-entitlement buyers. The old limit figures still posted on some lender sites do not apply. Your income and residual income set the ceiling, not a cap.

Does no mortgage insurance matter more on a higher-priced home?

Yes. Mortgage insurance is usually a percentage of the loan, so on a higher-priced north-end home, the VA benefit of no monthly mortgage insurance saves more every month than it would on a smaller loan.

Can I buy in Black Forest with a VA loan?

Yes. Black Forest homes, including those on acreage, can work with a VA loan. The home must meet VA’s basic safety and condition rules before VA backs the loan, not on the day of the appraisal. The appraiser lists any repairs it needs. We flag any acreage or well and septic issues early.

Is the north end good for Air Force Academy families?

Yes. Monument, Gleneagle, and the north side give a short commute to the Academy along with top schools, which is why so many USAFA families settle there.

What credit score do I need for a north Colorado Springs VA loan?

None set by the VA. We add no overlays, so even at higher price points we can underwrite files in the low 500s through manual underwriting and residual income.

I have a prior VA loan. Can I still buy on the north end?

Usually yes. You may have remaining entitlement, which can affect the down payment on a higher-priced home. We map your entitlement first so you know your true $0 down ceiling before you shop.

Written by J.D. Peck.

Area Manager and Mortgage Loan Originator with The JD.Mortgage Team at Paramount Residential Mortgage Group (NMLS #75243). NMLS #314883. Based in Colorado Springs, Colorado. 25+ years of mortgage experience, 3,100+ loans closed, Scotsman Guide Top Originator 2026. Lending in 49 states. Last updated August 21, 2026.