Broker, not a lenderHard Money Lenders inBozeman, Montana
Fix and flip, DSCR rental and new construction financing for Bozeman 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 Bozeman deal right now
Prefilled with a realistic Bozeman 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 Bozeman
Bozeman went from a college and ranch town to one of the most expensive small cities in the Mountain West in a few years. Montana State, a growing tech and health care base, remote workers and Big Sky skiing all pulled demand in. Prices have come down from the peak, which is why flips are back on the table. The stock to buy is the older housing: Victorians and bungalows near Main Street and 1960s and 70s ranches and split-levels around campus.
In Bozeman the flip is a bet on the older house against a flood of new construction. Subdivisions on the west side keep adding inventory, and builders compete for the same buyer. A close-in house wins on walkability and character, so the purchase has to be right and the finish has to feel current. Bozeman has also tightened its rules on whole-house short-term rentals, so do not underwrite a nightly rental as your exit without checking the current ordinance.
What a Bozeman deal looks like on paper
Bozeman example: $445,000 purchase, $80,000 rehab, $720,000 after repair value, 730 credit, 4-10 flips completed. The engine puts that borrower on the 5% Down, 3+ Flips program at 12.00%. Picture a 1970s split-level on the south side near campus: roof, windows, a kitchen, two baths and a finished lower level. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5% of the purchase)You$22,250
- Origination (2%)Lender$10,055
- Doc prepLender$749
- Broker fee (1%)Broker$5,014
- Title and closing (estimate at Texas rates)Title$4,820
- Prepaid interest (15 days)Lender$2,479
- Property insuranceInsurer$4,988
- AppraisalAppraiser$550
Interest while you rehab: $4,228 a month on the $422,750 funded at closing, $5,028 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $30,165 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 Bozeman
| 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 |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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.
- 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.
- Rate from 12%, set per file. 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.
- 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.
Where Bozeman prices sit right now
Before we price a Bozeman 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 Bozeman median sale price at $664K for the three months ending September 2026, down 13.6% from a year earlier, with homes selling after about 65 days on the market.
| Median sale price, Bozeman (Redfin, 3 months to Sep 2026) | $664K |
| Days on market, Bozeman (Redfin) | 65 |
| Year over year change in median (Redfin) | -13.6% |
Sources: Redfin, Bozeman housing market
How a Bozeman file actually gets priced
Montana does not disclose sale prices publicly, so Bozeman comps come from the MLS. Values have moved down from the peak, and an appraiser will favor the most recent closings over anything from the run-up. We use closed sales from the same side of town and the same era of house within the last few months, and we size the ARV in the middle of that range, not on a pre-correction sale.
Bozeman’s historic core sits in a conservation overlay where exterior changes and demolitions get design review, so check before you plan an addition. A high water table in parts of the valley means wet crawlspaces and basements on some lots. Winters, snow load and freeze and thaw cycles are hard on roofs and flatwork. Wildfire smoke and risk on the valley edges affect insurance. Permits and inspections go through the City of Bozeman.
Who buys your finished Bozeman deal
The finished Bozeman house sells to a university hire, a health care worker, a remote worker or a family moving up from a condo, and plenty of buyers come from out of state. They compare you with new builds on the west side, so a close-in location and solid mechanicals matter more than designer finishes. Long-term rentals near campus stay in demand, which keeps a DSCR hold on the table.
Your whole loan, in one portal
Apply once and the whole Bozeman 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 Bozeman
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Bozeman.
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 Bozeman
We broker deals across the whole Bozeman 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
Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Bozeman hard money FAQ
Do you lend hard money in Bozeman?
Which fix and flip programs apply in Bozeman?
How fast can a Bozeman hard money loan close?
How much do I need to bring to close on a Bozeman flip?
Do you fund the rehab budget in Bozeman?
What credit score do I need for a Bozeman fix and flip loan?
Can I refinance a Bozeman flip into a rental loan?
Have Bozeman prices come down enough to flip again?
Can I run a Bozeman flip as a short-term rental if it does not sell?
Before you sign anything
Ready to fund your Bozeman deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.