Quick answer: Yes, if you can park the cash for a few months and qualify again. Pay $800,000 cash for a Broomfield 80020 home, and Fannie Mae delayed financing lets you borrow up to $640,000 back within six months. At a 740 to 759 score, that loan carries about $9,600 more in pricing than a 20%-down purchase loan.
By Katerina Veteskova, Colorado real estate broker license FA.100082955, eXp Realty, LLC
Some Broomfield buyers I work with have the full price sitting in savings or investments and ask whether a cash offer is worth it. A seller sees no loan approval or appraisal condition on the purchase side, and you skip the lender timeline while you are under contract.
The catch is that you may not want $800,000 tied up in one house. My example walks through buying an $800,000 home in the 80020 zipcode with cash, then refinancing to pull most of it back out.
Can you buy a Broomfield home with cash and pull the money out later?
Yes, through what Fannie Mae calls the delayed financing exception.
A cash-out refinance normally needs at least one borrower on title for six months before the new loan funds. Fannie Mae Selling Guide B2-1.3-03 lifts that wait if you bought the home within the past six months in an arms-length sale and the settlement statement shows no mortgage financing was used.
The six months run from the purchase date to the day the new loan disburses, so the refinance has to be finished inside that window, not just started.
How much can you borrow back on an $800,000 Broomfield 80020 home?
Up to $640,000 if the home appraises at the price, because cash-out loans on a one-unit home you live in are capped at 80% of value.
That 80% cap comes from the Fannie Mae Eligibility Matrix for cash-out refinances on a one-unit principal residence. A second limit also applies: the new loan cannot exceed your documented investment in the purchase plus closing costs, prepaid fees and points on the new loan. Either way, about $160,000 of your own money stays in the house, the same as a 20% down payment.
If the appraisal comes in at $780,000 instead, 80% is $624,000, or $16,000 less back, so $176,000 of your cash stays in the home.
What does the monthly payment look like at 7.11%?
About $4,305 in principal and interest on a $640,000 30-year fixed loan.
That uses the 30-year fixed average of 7.11% that Freddie Mac published as of November 12, 2026, down from 7.18% a week earlier. The survey tracks purchase loans, so a cash-out quote can land above it. On a $624,000 loan the same rate gives about $4,198. Broomfield County's 2026 one-unit limit in the FHFA county loan limit file is $862,500, so either loan size stays conforming. Property tax, insurance and any association dues are extra.
What does paying cash first cost compared with 20% down?
About $9,600 more in Fannie Mae pricing at a 740 to 759 credit score, because the refinance is priced as cash-out.
Fannie Mae's loan-level price adjustment matrix charges 0.875% of the loan on a purchase at 75.01% to 80% loan-to-value for that score band, or $5,600 on $640,000. The cash-out table charges 2.375% for the same band, or $15,200. At a score of 780 or higher the two figures are 0.375% and 1.375%, or $2,400 against $8,800, a $6,400 gap.
Fannie Mae bills these adjustments to the lender, and lenders can pass them on as points, a smaller credit or a higher rate. You also pay closing costs twice, once on the cash purchase and again on the refinance, so compare Loan Estimates before you commit.
Email me Broomfield listings from $700,000
Email me new Broomfield and 80020 listings from $700,000 as they hit the market, so I can be ready to make a cash offer.
What paperwork does a delayed financing loan need?
Proof that the purchase was all cash and proof of where that cash came from.
- The settlement statement from the cash purchase showing no mortgage financing
- A preliminary title report showing no liens on the home
- Bank statements, personal loan documents or HELOC records for the purchase money
- If a HELOC on another property or an unsecured loan funded the purchase, the refinance proceeds must pay that loan off or down
Gift money used to buy the home cannot be paid back from the new loan. A temporary rate buydown is not allowed on a cash-out refinance, and if your DTI ratio is above 45% in DU, you need six months of reserves.
Should you pay cash first or finance the Broomfield purchase from day one?
It comes down to how much the stronger offer is worth to you against the extra pricing and the second closing.
Pay cash and refinance later if:
- You have the full price available now and can go months without it
- A clean, quick closing matters for the specific home you want
- You expect to qualify again after closing and can document every dollar you used
Finance at purchase with 20% down if:
- The extra cash-out pricing and second set of closing costs outweigh the edge a cash offer gives you
- Part of your purchase money is a gift
- You want a temporary buydown or might not finish a refinance inside six months
Where does $800,000 sit in the 80020 market?
Well above the recent 80020 median and inside the Living Broomfield search from $700,000 to $1,000,000.
For the three months ending October 2026, Redfin showed an 80020 median sale price of $567,909, about 36 days on the market and a 98.6% sale-to-list ratio. Start with Broomfield homes from $700K, Broomfield 80020 homes from $700K, Broomfield $700K to $1M and what $800,000 buys in Broomfield, plus Broomfield 4+ bedroom homes from $700K, Broomfield homes from $1,200,000 and Broomfield cash to close from $700K.
Which nearby searches fit an $800,000 cash budget?
Look at Superior 80027 homes from $700K, Superior $700K to $1M, Louisville 80027 homes from $700K and Louisville $700K to $1M, then Lafayette homes from $700K and Boulder County 4+ bedroom homes from $700K.
For a wider view open Front Range homes from $700K to $1M. If the cash comes from a home you are selling, read trading up and selling before you move first.
Broker view: "Before a client writes a cash offer they plan to refinance, I ask them to get a lender to review the delayed financing file first. The settlement statement and the paper trail for the cash decide how much comes back, so they need to be clean from day one." - Katerina Veteskova, eXp Realty, LLC
What this guide does not cover: FHA, VA and jumbo loans, Freddie Mac delayed financing rules, closing cost dollar amounts, lender overlays, taxes on selling investments to raise the cash, and Broomfield property tax, insurance or metro district amounts. It is general information rather than financial advice, so confirm the terms with your lender before you write a cash offer.
Sources: Freddie Mac weekly survey 30-year fixed average of 7.11% dated November 12, 2026. Fannie Mae Selling Guide B2-1.3-03, the Fannie Mae Eligibility Matrix and the Fannie Mae price adjustment matrix, all read November 12, 2026. FHFA 2026 county loan limit file, Broomfield County row. Redfin 80020 data for the three months ending October 2026. Payment and pricing dollars are my own math on a $640,000 example.
Planning a cash offer in Broomfield? Call or text 720-646-4685, or request a tour.
Frequently asked questions
What is delayed financing on a home bought with cash?
It is a cash-out refinance taken within six months of an all-cash purchase. Fannie Mae waives its usual six-month wait on title when the purchase used no mortgage, title shows no liens and the cash you put in is documented, among other conditions.
How much can I borrow back after paying cash?
No more than the documented amount you put into the purchase plus closing costs, prepaid fees and points on the new loan, and never above 80% of the current appraised value on a one-unit home you live in.
Can I get gift money back with delayed financing?
No. Fannie Mae Selling Guide B2-1.3-03 says gift funds used to buy the home may not be reimbursed from the new loan.
Is a delayed financing loan priced like a purchase loan?
No. Fannie Mae applies cash-out pricing, so the loan-level price adjustment is higher than on a purchase loan with the same score and loan-to-value ratio.
Katerina Veteskova is a Colorado real estate broker (license FA.100082955) with eXp Realty, LLC. Call or text 720-646-4685, or request a tour.