Hard Money Lenders in Boulder, CO | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inBoulder, Colorado

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Boulder 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.

Get a term sheet →Price a Boulder deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 5-14 days typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Colorado
Run the numbers

Price a Boulder deal right now

Prefilled with a realistic Boulder deal. Change any number and it reprices instantly on the lanes licensed in Colorado, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Boulder

Boulder is the most expensive flip market in Colorado, and the reason is land. The city has bought a greenbelt of open space around itself and keeps tight limits on building height and expansion, so the supply of houses barely moves while the University of Colorado, the federal labs and the tech offices keep adding demand. Flips here are mostly 1950s and 60s ranches in Martin Acres, Table Mesa and Frasier Meadows, plus Gunbarrel split-levels outside the core.

Two Boulder rules shape the budget more than the countertops do. First, every rental in the city needs a rental license, and to keep it the house has to meet SmartRegs, the city’s energy efficiency standard for rentals, so insulation, windows and the furnace may be part of the scope if a hold is your backup. Second, the older central neighborhoods include historic districts where exterior changes go through landmarks review. Know which list your house is on before you draw the plan.

A real term sheet

What a Boulder deal looks like on paper

Boulder example: $760,000 purchase, $90,000 rehab, $1,150,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s Martin Acres ranch: new roof, rewired panel, a kitchen and bath, insulation and windows brought up to the city’s rental energy standard. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$736,000
Cash to close$143,434
Proof of funds to show$200,857
Where the $143,434 goes
  • Down payment (15% of the purchase)You$114,000
  • Origination (0.5%)Lender$3,680
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$6,180
  • Title and closing (estimate at Texas rates)Title$6,090
  • Prepaid interest (15 days)Lender$2,870
  • Property insuranceInsurer$8,075
  • AppraisalAppraiser$550

Interest while you rehab: $5,109 a month on the $646,000 funded at closing, $5,821 once every draw is out. Proof of funds is cash to close plus $22,500 of rehab reserve and $34,923 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Boulder

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5%700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.

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 October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What we check first

Where Boulder prices sit right now

Before we price a Boulder flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Boulder median sale price at $942K for the three months ending September 2026, essentially flat from a year earlier, with homes selling after about 57 days on the market.

Median sale price, Boulder (Redfin, 3 months to Sep 2026)$942K
Days on market, Boulder (Redfin)57
Year over year change in median (Redfin)-0.1%

Sources: Redfin, Boulder housing market · City of Boulder, SmartRegs guide

Underwriting

How a Boulder file actually gets priced

Boulder comps are thin and pricey, so an appraiser leans on the same subdivision and a tight date range. A Martin Acres ranch is compared with Martin Acres ranches, and a Mapleton Hill sale is no help at all. Because loan sizes run large, we look at whether the ARV sits inside the band recent sales actually support rather than the top listing, and we check the permit history on additions, since Boulder’s building records are thorough and unpermitted square footage is easy to spot.

Boulder Creek and the canyons that drain into town carry real flood risk, and the 2013 flood is still how locals judge a lot, so pull the floodplain map. Wildfire is the other one. The foothills edge of the city is wildland interface, and insurers price it after the fires the county has seen. Add the Front Range basics: hail, radon and expansive soils on some lots. Permits and inspections run through the city’s planning and development services, and reviews on additions are detailed.

The exit

Who buys your finished Boulder deal

The finished Boulder house sells to a university professor, a lab scientist or a tech worker who would rather pay up than commute in from the plains. Those buyers are detail oriented and inspect hard, so mechanicals and energy upgrades matter as much as the finish. Gunbarrel and the east side trade below the central neighborhoods and give a first-time Boulder buyer a way in. Rentals near campus stay full, but the license and SmartRegs work come first.

After you apply

Your whole loan, in one portal

Apply once and the whole Boulder 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.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Boulder

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Boulder.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5-14 days

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Boulder

We broker deals across the whole Boulder market. These are the submarkets investors ask us about most:

Martin Acres (80303)Table Mesa and Majestic Heights (80305)Gunbarrel (80301)North Boulder (80304)Whittier and Mapleton Hill (80302)Frasier Meadows and Keewaydin (80303)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Colorado, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Questions

Boulder hard money FAQ

Do you lend hard money in Boulder?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Boulder scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Colorado, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Boulder?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 3+ Flips (5% down, from 12.00%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Boulder hard money loan close?
As little as 72 hours. Most Boulder fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Boulder flip?
The worked example on this page is a $760,000 Boulder purchase with a $90,000 rehab and a $1,150,000 after repair value at 730 credit, first flip: $114,000 down (15% of the purchase) and $143,434 total cash to close, with $200,857 of proof of funds to show the lender. The lowest down payment for a first flip in Boulder is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Boulder?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Boulder fix and flip loan?
The lowest credit floor among the Boulder programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Boulder flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Boulder flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
What is SmartRegs and does it affect a Boulder flip?
SmartRegs is Boulder’s energy efficiency requirement for licensed rentals. If you only plan to sell, it is not your problem, but if renting is your fallback, the house needs to meet it before the rental license is issued. Budgeting insulation and mechanical upgrades into the flip keeps both exits open.
Are loan sizes in Boulder too large for a fix and flip loan?
Usually not, but they are larger than most markets, so the leverage and the cash to close move with the price. Run your deal in the calculator above. It prices the purchase and rehab through our term sheet engine and shows the loan amount, the down payment and the cash you bring.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Boulder deal →
Keep reading

Before you sign anything

Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard money in Denver →Hard money in Fort Collins →All Colorado coverage →

Ready to fund your Boulder deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter