Buying a home in Pagosa Springs

Fannie Mae and Freddie Mac buy conventional loans up to the county's limit. Archuleta County's 2026 one-unit limit is $832,750; loans for two- to four-unit homes have higher limits. Above the limit, a loan is jumbo, with its own rules and usually more down.

VA has no loan limit for buyers with full entitlement. FHFA sets the next year's limits each November.

HUD sets FHA's limit by county. Archuleta County's 2026 one-unit limit is $541,287, the national floor. The limit is on the base loan before FHA's upfront premium is added.

The towns on these pages sit inside USDA's eligible areas, and we check the exact address on USDA's map. USDA then caps household income by county and household size. It counts qualifying income of the adults in the household, not only the borrowers, with some exclusions and adjustments; the income used to qualify for the payment is a separate figure. We check both for you before you make an offer.

A well needs a permit from the Colorado Division of Water Resources, and the permit says how the water may be used. Ask the seller for the permit, the well log and any pump or water test records.

Shared wells need a recorded agreement. After closing, file the change of owner form with the Division of Water Resources so the well's record is in your name.

A standard homeowners policy does not cover flood. If the home is in a high-risk flood zone and the loan is federally backed, flood insurance is required; anywhere near a river or drainage it is worth pricing. A new National Flood Insurance Program policy usually has a 30-day wait, with exceptions, such as a policy bought when a loan requires it; private flood policies set their own terms. A lender can require flood insurance outside a high-risk zone too, and being outside one does not mean no risk.

Wildfire risk affects what insurance costs and which companies will write it. Price insurance early, before your inspection deadline.

Outside town sewer, most homes here have a septic system. It is a private utility and a normal part of a home here. In Archuleta County a sale adds one step: a certified inspector looks at the system, and at least two weeks before closing you apply to Archuleta County Water Quality for its Transfer of Title Acceptance Document. Family and trust transfers are exempt, a system under four years old gets a waiver letter, and if repairs or the inspection cannot finish first, a notarized agreement allows a conditional acceptance.

We plan the inspection into your contract dates, the same as the appraisal.