Broker, not a lenderHard Money Lenders inBillings, Montana
Fix and flip, DSCR rental and new construction financing for Billings investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price a Billings deal right now
Prefilled with a realistic Billings deal. Change any number and it reprices instantly on the lanes licensed in Montana, using the same engine behind our term sheets.
Financing a deal in Billings
Billings is the biggest city in Montana and the trade center for a huge slice of the northern plains, so the housing market runs on medicine, refining, rail and ranch money rather than tourism. That keeps it calmer than the mountain towns to the west. The older, cheaper housing sits on the South Side, in the North Elevation near downtown and in the Heights across the Yellowstone, and that's where most flips happen. The West End is newer and pricier, with builders still adding streets past Shiloh.
Billings is a patient market, and the flip has to be built for that. Houses here take their time to sell compared to the hot Western cities, so the carry is a real cost and the purchase has to leave room for it. Hail is the other deciding line. Storms roll off the Rims every summer, insurers scrutinize older roofs, and a roof inside the rehab budget is almost standard on pre-1970 houses.
What a Billings deal looks like on paper
Billings example: $210,000 purchase, $55,000 rehab, $350,000 after repair value, 730 credit, 4 to 10 flips completed. The engine puts that borrower on the 5% Down, 3+ Flips program at 11.00%. Imagine a 1940s South Side bungalow: a new roof after the last hailstorm, updated electrical, a kitchen and a basement bath. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5%)You$10,500
- Origination (2%)Lender$5,090
- Doc prepLender$749
- Broker fee (1%)Broker$2,545
- Title and closingTitle$3,593
- Prepaid interest (15 days)Lender$1,150
- Property insuranceInsurer$2,518
- AppraisalAppraiser$550
Interest while you rehab: $1,829 a month on the $199,500 funded at closing, $2,333 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $13,998 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.
What we can fund in Billings
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| 5% Down, 3+ Flips2 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Billings comps say
Redfin puts the Billings median sale price at $390,000 for the three months ending August 2026, up 0.5% from a year earlier, with homes selling after 61 days on the market on average.
| Median sale price, Billings (Redfin, 3 months to Aug 2026) | $390,000 |
| Change from a year earlier (Redfin) | +0.5% |
| Average days on market, Billings (Redfin) | 61 |
Sources: Redfin, Billings housing market
How a Billings file actually gets priced
The river and the Rims split Billings into markets that don't comp against each other. A Heights ranch is priced by Heights sales, the South Side by the South Side, and a West End comp dropped into a 59101 file won't survive the appraisal. We use recent closings from the same side of town, check how long those comps sat, and treat anything that needed a price cut as the honest ceiling. On the older bungalows we also want a look at the foundation and the sewer line.
The Yellowstone River floodplain touches the South Side and the lower Heights, and ice jams have pushed the river out of its banks before, so check the flood map. Hail and wind are routine insurance claims here, and a roof near the end of its life will show up in the buyer's inspection. Montana's clay soils move with the freeze and thaw, so settled slabs and cracked basement walls are common. The refineries on the east edge matter to some buyers, and permits run through the city's building division.
Who buys your finished Billings deal
Finished Billings houses under the city median sell to nurses, refinery and rail workers and first-time buyers, many on FHA or VA, which puts weight on a clean inspection. The West End and the newer Heights subdivisions compete with builders, so a resale flip up there needs a better location or a sharper price. Rents are steady because the two hospital systems and the regional service economy keep people coming, and a DSCR refinance works on a lot of South Side and Heights houses.
Your whole loan, in one portal
Apply once and the whole Billings loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.
What we fund in Billings
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Billings.
DSCR Rental
Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Billings
We broker deals across the whole Billings market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Montana, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
7 to 10 days typical. We stay on title and the lender through funding.
Billings hard money FAQ
Do you lend hard money in Billings?
Which fix and flip programs apply in Billings?
How fast can a Billings hard money loan close?
How much do I need to bring to close on a Billings flip?
Do you fund the rehab budget in Billings?
What credit score do I need for a Billings fix and flip loan?
Can I refinance a Billings flip into a rental loan?
Do you have a first-time flipper program in Billings?
Why does a Billings flip need a longer timeline than a hot market?
Ready to fund your Billings deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.