Morrison 80465 VA Loans in 2026: $0 Down on the $749,780 Median, With a $16,120 Funding Fee

Oct 27

Quick answer: A first-use VA loan on the $749,780 Morrison 80465 median needs $0 down. VA's funding fee chart adds 2.15%, or $16,120, which can be financed, and principal and interest then run about $5,029 a month at 6.87%, with no monthly mortgage insurance.

By Nick Ahrens, Colorado real estate broker license FA.100104470, eXp Realty, LLC

Veterans and service members shopping Morrison ask me two things first: can I really buy here with nothing down, and what does the VA loan cost me if I do?

To answer both, I priced a VA loan on Redfin's 80465 median using VA's own fee chart and entitlement rules, then set it next to a 20% down conventional loan. Treat every figure here as a planning estimate, not a loan quote.

What does a $0 down VA loan cost on the Morrison 80465 median?

About $5,029 a month in principal and interest on a $765,900 loan, after a $16,120 funding fee is added to the $749,780 price.

Price: $749,780, Redfin's 80465 median sale price for the three months ending September 2026 (all home types; 91 homes sold, up 2.0% year over year, a median of 35 days on market)
Down payment: $0
Funding fee at 2.15% (first use, less than 5% down): $16,120, financed here, for a total loan of $765,900
Principal and interest: about $5,029 a month on a 30-year fixed loan at 6.87%
Monthly mortgage insurance: none

The 6.87% is Optimal Blue's 30-year fixed VA index for October 26, 2026, as published by the St. Louis Fed's FRED database. It averages rate locks made that day, so your own quote depends on your credit, points and lender.

VA's purchase loan page lists no need for private mortgage insurance or FHA-style mortgage insurance premiums among the loan's benefits.

What is the VA funding fee, and who does not pay it?

It is a one-time charge of 1.25% to 3.3% of the loan, set by your down payment and whether you have used the benefit before.

VA's chart for purchase loans, effective April 7, 2023, reads:

First use, less than 5% down: 2.15%
First use, 5% or more down: 1.5%
First use, 10% or more down: 1.25%
After first use, less than 5% down: 3.3%
After first use, 5% or more down: 1.5%, and 10% or more: 1.25%

VA charges the fee on the loan amount, not the price, and you can pay it at closing or add it to the loan. On a purchase it is the only cost VA lets you finance; every other closing cost is paid when the loan closes.

Some buyers pay no fee at all. VA's exemptions include buyers receiving VA compensation for a service-connected disability, surviving spouses receiving Dependency and Indemnity Compensation, and active-duty members who show a Purple Heart on or before closing. With no fee, the $749,780 median at $0 down runs about $4,923 a month.

Does 5% or 10% down on a VA loan lower the cost in 80465?

Yes: 5% down cuts the fee to 1.5% and the payment to about $4,747, and 10% down cuts them to 1.25% and about $4,486.

5% down ($37,489): fee $10,684, loan $722,975, principal and interest about $4,747 a month
10% down ($74,978): fee $8,435, loan $683,237, principal and interest about $4,486 a month
$0 down after a prior VA loan: fee $24,743 at 3.3%, loan $774,523, about $5,085 a month

My read: on a second VA loan, reaching 5% down saves more than on a first one, because the fee falls from 3.3% to 1.5%. On the 80465 median that gap is $14,059 in fee alone ($24,743 vs. $10,684), for a $37,489 down payment.

How does a VA loan compare with 20% down conventional in Morrison?

On the 80465 median, the $0 down VA loan runs about $908 a month more, about $5,029 vs. $4,120, but the conventional loan needs $149,956 in cash at closing.

Conventional at 20% down: a $599,824 loan, principal and interest about $4,120 at Freddie Mac's 7.32% average for October 22, 2026, with no private mortgage insurance
VA at $0 down: a $765,900 loan including the funding fee, about $5,029 in principal and interest, with no mortgage insurance

These two rates are from two different surveys. On Optimal Blue's own index for the same October 26 date, 30-year conforming locks averaged 7.203%, against 6.870% for VA locks, so part of the gap between 6.87% and 7.32% is the survey, not the loan.

If you have $149,956 and want the lowest payment, conventional wins. If you would rather keep that cash, VA gets you in for closing costs alone.

Is there a VA loan limit in Jefferson County in 2026?

Not if you have full entitlement, but with part of it tied up in another VA loan, Jefferson County's $862,500 limit sets how much you can borrow with no money down.

VA's entitlement and loan limits page says a buyer with full entitlement has no loan limit, as long as the lender approves the loan and the appraisal supports the price. A buyer without full entitlement works from the county limit, which VA takes from FHFA's 2026 conforming loan limits; FHFA's county list puts the Jefferson County one-unit limit at $862,500.

VA's method on that limit, with the $50,000 of used entitlement from VA's own example:

$862,500 times 25% is $215,625
Minus the $50,000 already used leaves $165,625 of remaining entitlement
Times 4 gives $662,500, the largest loan most lenders would make with no down payment

That is $87,280 under the 80465 median. VA says most lenders want your entitlement plus your down payment to cover at least 25% of the loan, which works out to about $17,456 down on $749,780 before the funding fee raises the loan a little. Your Certificate of Eligibility and your lender set the real figure.

What does a $0 down VA loan cost in the Jefferson County zipcodes I compared?

At 6.87% with the 2.15% first-use fee financed, principal and interest run from about $3,889 a month in Littleton 80123 to about $6,370 in Golden 80401, across the five zipcodes I compared.

Littleton 80123, $579,830 median: fee $12,466, about $3,889 a month
Lakewood 80228, $664,805 median: fee $14,293, about $4,459 a month
Littleton 80127, $709,691 median: fee $15,258, about $4,760 a month
Morrison 80465, $749,780 median: fee $16,120, about $5,029 a month
Golden 80401, $949,721 median: fee $20,419, about $6,370 a month, on a $970,140 loan that sits above the $862,500 county limit

Each of these Redfin medians covers the three months ending September 2026 and blends condos, townhomes and houses. With full entitlement the Golden 80401 figure needs no down payment from VA's side; with entitlement still in use, it is the one zipcode here where any buyer should expect a lender to ask for a down payment.

Can the seller help with VA closing costs in Morrison?

Yes, and VA caps seller concessions at 4% of the home's reasonable value, about $29,991 on the $749,780 median.

VA's fee page says sellers can credit some or all of a buyer's closing costs without a limit on those credits, while the 4% cap covers concessions such as paying the buyer's funding fee or paying off a buyer's debts. You will find the reasonable value on the VA Notice of Value your lender gives you.

On a $0 down purchase, a seller credit is the main way to cut your cash to close, so I ask for it in the offer, not after inspection.

Where should a Morrison VA search start?

Start with the price band where your payment, with the funding fee in the loan, still fits your budget, then widen to the other zipcodes in the list if it does not.

Morrison: Morrison homes for sale from $600K and 80465 Morrison houses for sale from $600K
Morrison price bands: Morrison houses from $600K to $800K, Morrison single-family homes from $800K to $1M and Morrison single-family homes from $1M
Other zipcodes: 80123 Littleton houses for sale from $600K, 80228 Lakewood houses for sale from $600K, 80127 Littleton houses for sale from $600K and 80401 Golden houses for sale from $600K
Front Range price bands (no city limit): Front Range houses from $600K to $800K, Front Range houses from $800K to $1M and Front Range houses from $1M
Planning: my first-time buyer plan for the west metro, Front Range buyer costs checklist, the Morrison 80465 metro district tax guide and the Lakewood vs. Morrison 80465 price comparison

Should you use a VA loan to buy in Morrison?

Use one if you are eligible and would rather keep your cash, and plan for the funding fee unless you are exempt.

Use a VA loan at $0 down if:

You have full entitlement, can carry about $5,029 a month plus tax and insurance on the 80465 median, and want your savings for closing costs and reserves

Put 5% down on a VA loan if:

This is your second VA loan and you can reach about $37,489, which drops the fee from $24,743 to $10,684

Price a 20% down conventional loan too if:

You have about $149,956 to put down and the lower monthly payment matters more than the cash

Ask your lender about entitlement first if:

You still own a home with a VA loan on it, because the $662,500 example above may be closer to your real ceiling than the median price

Broker view: "With a VA buyer in Morrison, I put the funding fee, the seller credit we will ask for and the monthly payment on one page for each house we tour, so the offer is written around the real cash to close." - Nick Ahrens, eXp Realty, LLC

What this guide does not cover: property tax, homeowners insurance, HOA dues, closing costs and lender fees, credit score and income rules, the VA appraisal and minimum property requirements, condo project approval, Certificate of Eligibility steps, VA loan assumptions, refinancing, and rate changes after the dates shown.

Sources: Redfin 80465, 80123, 80127, 80228 and 80401 market pages (three months ending September 2026, checked October 27, 2026); VA funding fee, loan limits and purchase loan pages; FHFA 2026 conforming loan limits and county list; Optimal Blue VA and conforming indices via FRED (October 26, 2026); Freddie Mac PMMS (October 22, 2026).

Want your own number? Send me your entitlement status, your down payment and the Morrison price you have in mind, and I will run the full VA payment, fee and seller credit before you book a showing. Call or text 949-230-3625, or request a tour.

Frequently asked questions

Do I need a down payment for a VA loan in Morrison 80465?

Not with full entitlement. VA sets no loan limit in that case, so the $749,780 Morrison 80465 median can be bought with $0 down if your lender approves the loan and the appraisal supports the price.

How much is the VA funding fee on a Morrison home?

On a first-use loan with less than 5% down it is 2.15% of the loan, or $16,120 on the $749,780 median. After a prior VA loan it is 3.3%, or $24,743, and buyers receiving VA compensation for a service-connected disability pay none.

Does a VA loan have monthly mortgage insurance?

No. VA says its purchase loans need no private mortgage insurance and no FHA-style mortgage insurance premium, so the monthly cost is principal and interest plus property tax, homeowners insurance and any HOA dues.

What is the 2026 VA loan limit in Jefferson County?

It only matters if part of your entitlement is still tied up in another VA loan. Then VA uses FHFA's 2026 one-unit limit for Jefferson County, $862,500, to figure how much you can borrow before a lender asks for a down payment.

Nick Ahrens is a Colorado real estate broker (license FA.100104470) with eXp Realty, LLC, helping buyers and sellers across Denver's west metro. Call or text 949-230-3625, or request a tour.

Nick Ahrens