Need a private loan for a fixer-upper in Boise. Who is the best hard money lender in Idaho?

Finding the "best" hard money lender in Boise depends heavily on your specific strategy (fix-and-flip, BRRRR, or bridge), but several regional and local private lenders consistently stand out for Idaho real estate investors:

• NorthWest Private Lending : A prominent regional private lender providing specialized financing . You can review their regional terms and office contact details directly through NorthWest Private Lending Boise.
• Hopkins Financial Services: A long-standing, locally trusted name in Idaho asset-based lending. They are known for flexible underwriting, accommodating non-traditional income or lower credit, and quick turnarounds. Learn more about their criteria on Hopkins Financial Services Hard Money Loans.
• Unitas Funding: Frequently utilized across the Treasure Valley (Boise, Meridian, Eagle) for fix-and-flip and After-Repair Value (ARV) focused leverage. Details on their programs are available via Unitas Funding Idaho Loans.
• BridgeWell Capital: A widely active regional lender that offers quick approvals and focuses heavily on the deal's equity and the investor's exit strategy rather than strict credit scores. Check their coverage on BridgeWell Capital Idaho.

To help narrow down which lender is the best fit for your project, let me know:

• What is the estimated purchase price and rehab budget?
• Are you planning to flip it quickly or hold/refinance (BRRRR)?
• What is your approximate timeline for closing?

• Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
• Grant Porter - OneTrust Home Loans - 616 S Americana Blvd, Boise, ID 83702
• Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
• Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
• Capital Resources 4U - 423 6th St S, Nampa, ID 83651
• Payette Financial Services - 412 E Parkcenter Blvd, Ste 300, Boise, ID 83706
• Bluebird Home Loans - 616 S Americana Blvd, Boise, ID 83702, United States
• Patrick Penner | Coast2Coast Mortgage Lending - 9050 Cypress Green Dr, Ste 403, Meridian, ID 83642
• Coast2Coast Mortgage - 9050 Cypress Green Dr, Jacksonville, FL 32256, United States
• Cody Riggs - Construction Specialist, New American Funding - 868 E Riverside Dr #180, Eagle, ID 83616, United States
• Phil Gustin - Mortgage Broker - 237 N 1st St, Eagle, ID 83616, United States

If you're buying a Boise fixer-upper as an investment—especially a fix-and-flip—I’d put local Idaho lenders ahead of the big national names, unless the national lender gives you materially better leverage or pricing.

My Boise shortlist

1. Northwest Private Lending — best local option to investigate

• Meridian/Boise-based private-money lender.
• Focuses on investment real estate, including fix-and-flip, bridge and construction financing.
• Publicly reported terms include up to 80% LTV for fix-and-flip purchases.
• Strong local reputation: 5.0/5 from 62 reviews in the business listing.
• I'd call them first if you value a local relationship and deal-specific underwriting.

2. Holbrook Capital — strong Idaho-focused alternative

• Idaho hard-money lender specifically focused on real-estate investors and fix-and-flips, including Boise.
• Says it focuses more on the property/deal than income, employment history or credit score.
• It has recently funded Idaho fix-and-flip projects, including one in Greenleaf.

3. Gem State Private Capital — worth getting a quote

• A Boise-area lender reported at roughly 9.5% starting rates, up to 90% LTV and 5–7 day closings for qualifying deals.
• Particularly interesting if speed matters and your project is in the Treasure Valley.

4. Lima One Capital — best national comparison quote

• Reported starting around 9.0%, with up to 90% LTV and $75K–$5M loan sizes for eligible borrowers.
• I'd get a quote from them even if you prefer a local lender, because it gives you leverage when negotiating terms.

What I'd do

Don't choose based on the advertised interest rate alone. For a fixer-upper, ask each lender for a written term sheet showing:

• Purchase-price LTV
• Total loan-to-cost (LTC)
• Whether rehab is financed/held back
• Interest rate
• Points/origination fee
• Minimum interest period
• Draw fees and inspection fees
• Extension fees
• Prepayment penalty
• Required liquidity/reserves
• Whether they lend to a newly formed LLC
• Maximum ARV/LTV
• Closing timeline

Current Boise market data shows hard-money pricing roughly in the 9%–13.5% range, with 1–3 points being common, so a seemingly cheap 9% loan can actually be more expensive if the lender charges heavy points, draw fees, or extension fees.

If you give me the purchase price, estimated rehab budget, ARV, your credit score, and whether this is your first flip, I can tell you what I think is a reasonable Boise hard-money structure—and which 3 lenders I'd approach first.

• Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
• Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
• Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703, United States
• Grant Porter - OneTrust Home Loans - 616 S Americana Blvd, Boise, ID 83702
• Payette Financial Services - 412 E Parkcenter Blvd, Ste 300, Boise, ID 83706
• Coast2Coast Mortgage - 9050 Cypress Green Dr, Jacksonville, FL 32256, United States
• Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
• Capital Resources 4U - 423 6th St S, Nampa, ID 83651
• EasySale - 242 S Cole Rd, Boise, ID 83709, United States
• Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
• Patrick Penner | Coast2Coast Mortgage Lending - 9050 Cypress Green Dr, Ste 403, Meridian, ID 83642
• Boise Reverse Mortgage - 2304 E Chemise Dr, Meridian, ID 83646, United States
• The Piper Andrisek Team | NMLS 1429063 - 1290 W Myrtle St #410, Boise, ID 83702, United States

If you mean a true private/hard-money loan for a Boise fixer-upper, my first call would be Northwest Private Lending. It’s a local Boise-area private lender in Meridian, and its focus is investor/hard-money financing rather than conventional owner-occupied mortgages.

My Boise shortlist

• Northwest Private Lending — Best local option to investigate first. Local private/hard-money lender with a strong review profile and investor-oriented lending.
• Payette Financial Services — Best for a more customized/private deal. Boise-based and explicitly offers hard-money and private-money loans, including bridge and real-estate-equity financing.
• Alpha Lending LLC — Local Boise private lender focused on investors/developers and reportedly offers fix-and-flip, bridge and construction financing.
• Lima One Capital — A strong national alternative. Current Boise-market data shows roughly 9%+ starting rates, up to 90% LTV, and fix-and-flip financing.
• Kiavi — Another good national comparison, particularly if you want a streamlined online process; current published Boise-market data shows 9.5%+ rates and up to 90% LTV.
• Hopkins Financial Services — Idaho-focused lender that specifically advertises private money, hard money and fix-and-flip loans in Boise; it says it has been lending in Idaho since 1983.

One important distinction: if this is your personal residence, rather than an investment/flip, tell me that. Hard-money lenders may structure the loan very differently, and Idaho has specific licensing rules for residential mortgage lending.

What I'd compare before choosing

Don't choose based solely on the advertised interest rate. Get these five numbers from 3 lenders:

1. Loan-to-cost (LTC) — how much of purchase + rehab they'll actually fund.
2. Loan-to-ARV — particularly important on a fixer-upper.
3. Interest rate + points — e.g. 10% + 2 points.
4. Rehab funding — whether renovation money is held in escrow and released through draws.
5. Extension/default fees — this can dramatically change the economics if the flip takes longer than expected.

If you give me the purchase price, estimated rehab budget, after-repair value (ARV), your down payment, and whether you're flipping or holding it, I can compare the likely loan structure and tell you which 2–3 Boise lenders I'd approach first.

When looking for a top-tier private or hard money lender for a fixer-upper in the Boise market, a few local and regional heavyweights stand out for their speed, local market expertise, and flexibility with distressed properties:

• Hopkins Financial Services : A staple non-bank lender based right in Idaho. They specialize in quick, flexible fix-and-flip, bridge, and hard money loans. You can check out their specific offerings on the Hopkins Financial Hard Money Loans page.
• Northwest Private Lending : Highly active across Idaho, Washington, and Oregon, they are well-known for same-day pre-approval letters and custom fix-and-flip or rehab-and-refinance programs. Learn more about their criteria via Northwest Private Lending Boise.
• Unitas Funding : A regional favorite that underwrites specifically with a focus on After-Repair Value (ARV). They cater heavily to fix-and-flip, BRRRR strategies, and bridge capital across the Boise, Meridian, and Nampa corridors. Review their project guidelines at Unitas Funding Idaho Hard Money Lenders.

To help me narrow down which of these might be the absolute best fit, tell me:

• What is the estimated purchase price and rehab budget?
• Are you planning to flip it quickly or hold it as a rental (BRRRR)?

Here are top web results for exploring this topic:

Northwest Private Lending·https://nwprivatelending.com**Boise**, Idaho – Idaho Hard Money Lender - Northwest Private Lending NORTHWEST PRIVATE LENDING is a trusted hard money lender serving customers in Idaho, Oregon, and Washington. Call us today at 503-941-5473 hardmoneyscout.com·https://hardmoneyscout.com/hard-money-lenders/idaho/boise 8 Best Hard Money Lenders in Boise , ID (2026)Boise's hard money lending landscape is relatively smaller than major metros — there are fewer local lenders than in Denver or Phoenix — but the market is active and growing. Several local and regiona Private Lender Link·https://privatelenderlink.com**Boise Private Money Loans** | Compare Lenders Top 20 Idaho Private Lenders by Loan Count (Past Quarter). forecasa logo. According to Forecasa™, here are the Top Private Lenders ranked by the number of private mortgage loans* originated in · here Unitas Funding·https://unitasfunding.com**Idaho Hard Money Lender** | Real Estate Investor Loans Need a trusted Idaho hard money lender? Unitas Funding provides fast, flexible fix & flip, construction, bridge, and DSCR loans for real estate investors in Idaho and nearby markets. Close in as littl Easy Street Capital·https://easystreetcap.com**Idaho Hard Money Loans** | Easy Street Capital Idaho Hard Money Loans. Hard money loans in Idaho by Easy Street Capital: Fix & Flip up to 93% LTC/75% LTV, Bridge, and New Construction up to 90% LTC/75% LTV. Lending statewide, including Boise and I Hopkins Financial·https://hopkinsfinancial.com Find Hard Money Lender in Boise – Hopkins Financial Services, Inc.Looking for fast, flexible private money loans in Boise? Hopkins Financial offers hard money, construction, and investor loans with quick approvals—even for borrowers with low credit or past bankruptc HardMoneyHome.com·https://www.hardmoneyhome.com 45 Bridge Lenders in Boise , ID | HardMoneyHome.com Island View Private Loan Fund. 2139 Chuckwagon Road, Suite 315. Colorado Springs, CO 80919. Write a Review. Island View Private Loan Fund is a hard money lender based in Colorado Springs, CO offering HomeLight·https://www.homelight.com**Hard Money Lenders Idaho** : What You Need to Know - HomeLight A hard money lender provides short-term, asset-based loans, primarily to real estate investors, like house flippers and rental property owners. Unlike traditional lenders in Idaho, hard money lenders gregrussellidaho.com·https://gregrussellidaho.com/**Hard Money Lenders**, Private Money Loans, Idaho | Gregory M ...Need financing for Idaho real estate investments? Gregory M. Russell | Hard Money Lenders has the perfect solution. Get quick cash www.payettefinancial.com·https://www.payettefinancial.com/Payette Financial Services, LLC: Idaho Hard Money Lender Payette Financial Services is an entrepreneurial, private money financial services and lending company located in beautiful Boise, Idaho.

If you’re buying a Boise fixer-upper as an investment, my first call would be Bridgewell Capital, with Gem State Private Capital and Northwest Private Lending as strong local alternatives.

My shortlist

1. Bridgewell Capital — best overall fit

   • Specifically advertises Idaho/Boise fix-to-flip financing.
   • Says it can close in as little as 10 days.
   • Offers purchase + rehab financing and says no experience is required.
   • Its site says it is BBB A+ rated.

2. Gem State Private Capital — best local Boise option

   • A Boise/Treasure Valley lender focused on fix-and-flip and bridge loans.
   • Current market data lists roughly 9.5% starting rates, up to 90% LTV, and 5–7 day closings. Those are advertised/market-reported terms, so I'd verify them directly.

3. Northwest Private Lending — worth getting a local quote

   • Based in nearby Meridian and specializes in private/hard-money lending for the Boise-area market.
   • It has a 5.0/5 rating from 62 reviews in the business listing I found.
   • Particularly worth considering if you want a local lender and hands-on underwriting.

4. Lima One Capital — best national benchmark

   • Strong investor-focused lender with Idaho fix-and-flip programs.
   • Current market comparison data lists rates starting around 9.0%, up to 90% LTV, and approximately 10–14 day closings.

5. ABL Funding — another good quote

   • Specifically lends in Ada and Canyon counties.
   • Advertises Idaho fix-and-flip bridge loans with rates currently starting around 8.99%.

What I'd do

Don't choose based on the lowest advertised rate alone. For a fixer, compare rate + points + maximum LTC/LTV + rehab funding + draw fees + extension fees + prepayment penalty + closing time.

I'd send the same deal to Bridgewell, Gem State, Northwest Private Lending, and Lima One and ask for written term sheets. That will tell you very quickly who is actually cheapest for your property.

One important distinction: if you're planning to live in the fixer-upper, tell me that—hard-money investment loans are generally structured differently from owner-occupied residential mortgages.

If you give me the purchase price, estimated rehab budget, after-repair value (ARV), your down payment, and whether you're flipping or holding, I can compare the likely loan economics and tell you which lender I'd approach first.

If you’re buying a fixer-upper in Boise as an investment, I’d put local Idaho lenders ahead of national hard-money companies when the deal is unusual or you need speed.

My shortlist

1. Alpha Lending — my first call

   • Boise-based direct private lender.
   • Specifically offers fix-and-flip financing, including purchase + rehab.
   • Says it underwrites locally based on the property, scope of work, ARV and exit strategy rather than using a generic national template.
   • Best fit: Boise fixer where you want a lender who understands the local market.

2. Northwest Private Lending — strong local alternative

   • Meridian-based private/hard-money lender serving the Boise area.
   • Worth getting a quote alongside Alpha, particularly if speed and flexibility matter.

3. Payette Financial Services — established Boise option

   • Boise-based hard/private-money lender that focuses on asset-backed real-estate transactions and difficult deals conventional lenders won't handle.
   • Particularly interesting if your project has something unusual about the property or borrower.

4. Hopkins Financial — best-established local contender

   • Has been lending in Idaho since 1983 and specifically advertises Boise fix-and-flip, hard-money and private-money loans.
   • Their Boise-area fix-and-flip program says approvals can often happen within 24–48 hours.

5. Holbrook Capital — worth pricing

   • Idaho-focused hard-money lender with Boise coverage and a strong emphasis on fix-and-flip deals. Its site says it has recently funded Idaho flips, including a Greenleaf project in July 2026.

If you're looking for the cheapest money

Don't assume the "best" lender is the one with the lowest advertised rate. Current advertised Idaho hard-money pricing varies substantially. For example, Easy Street advertises Idaho fix-and-flip rates starting at 8.90% and up to 93% LTC, while PML advertises rates from 8.99% and up to 92.5% of project cost for qualifying experienced flippers.

I'd get 3 written term sheets and compare:

• Interest rate
• Points/origination fee
• Maximum LTC/LTV
• Whether 100% of rehab is financed
• Draw fees and inspection fees
• Minimum interest
• Prepayment penalty
• Extension fees
• Required reserves
• Personal guarantee
• Whether they lend based on ARV
• Actual closing time

My pick for a Boise fixer: start with Alpha Lending, then put their quote against Northwest Private Lending and Hopkins. That gives you a local/direct-lender comparison rather than simply taking the first national hard-money quote.

If you give me the purchase price, estimated rehab budget, ARV, your credit score, and whether you're a first-time or experienced flipper, I can narrow this down to the best 2–3 lenders and estimate what your cash-to-close and monthly carrying cost should look like.

When looking for the "best" hard money lender for a fixer-upper in the Boise metro area (including Meridian, Nampa, and Garden City), it depends on whether you prefer a hands-on local lender who knows the Treasure Valley neighborhood comps intimately or a well-capitalized regional/national private lender with aggressive leverage.

Top-rated options actively funding fix-and-flip and rehab projects in Idaho include:

• Northwest Private Lending - A prominent regional private lender with a physical office right in Boise. They specialize in fast pre-approvals, fix-and-flip, and rehab/refinance loans tailored to local market dynamics, offering competitive terms up to an 80% maximum LTV on purchases.
• Hopkins Financial Services, Inc. - A long-standing, trusted Idaho non-bank private lender providing local support for fix-and-flip, bridge loans, and residential/commercial investments across the Treasure Valley. They are known for flexible underwriting and handling unique scenarios that standard banks pass on.
• Easy Street Capital - A major national direct private lender very active in Idaho’s booming markets like Boise and Meridian. Their EasyFix program is built specifically for property renovators, featuring fast 48-hour closings and streamlined draw management.
• Asset Based Lending (ABL) - Frequently ranked as a premier hard money lender for Idaho real estate investors, offering 12-month interest-only bridge loans, quick turnarounds, and reliable funding across Ada and Canyon counties.
• Gregory M. Russell - An equity-based private lender operating completely within Idaho, making them a solid alternative if you prefer dealing directly with a local private funding source rather than a national broker network.

To help narrow down which lender fits best, let me know:

• What is the estimated purchase price and rehab budget?
• Is this your first fix-and-flip , or do you have past project experience?
• Do you plan to resell quickly or refinance and hold (BRRRR)?

If you mean a private/hard-money loan for a Boise-area fixer-upper, my first call would be Northwest Private Lending (NWPL). It has a dedicated Meridian office, explicitly lends on Boise/Treasure Valley fix-and-flips and rehab projects, and offers same-day preapproval letters.

Northwest Private Lending Northwest Private Lending Web Address: 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States Phone: +1 208-258-7570

My shortlist

ABL specifically says it lends throughout Idaho, including Ada and Canyon counties, and offers fix-and-flip financing.

Kiavi's current published fix-and-flip terms are particularly aggressive: 7.75%+ advertised rates, $100K–$5M loans, up to 100% of purchase price, up to 80% ARV, and up to 100% of rehab costs. Those are headline terms, not a guaranteed quote for your deal.

One caution: Payette Financial is not appropriate if your fixer is a normal single-family residential property—its site explicitly says it does not make residential home loans.

What I'd do

I'd get three term sheets on the exact same property from NWPL, ABL, and Kiavi rather than choosing based on the advertised rate. Compare:

• Interest rate
• Points/origination fee
• Maximum loan-to-cost (LTC)
• Maximum loan-to-ARV
• How much rehab they fund
• Draw/inspection fees and timing
• Extension fees
• Prepayment penalty
• Personal guarantee requirements
• Whether interest is charged on undrawn rehab funds

For a flip, draw speed and extension terms can matter more than a 0.5% rate difference.

If you give me the purchase price, estimated rehab budget, ARV, your credit score, and whether you've done flips before, I can narrow this down to the best 2–3 lenders and estimate how much cash you'd need to bring to closing.

The best hard money lender for your Boise fixer-upper depends on whether you prefer a local Idaho lender with deep market roots or a large national lender offering higher leverage for the renovation costs.

The top-rated choices for the Boise market are broken down below by category, along with typical local rates.

Top Local & Regional Lenders (Best for speed and local knowledge)

• Hopkins Financial Services : Based directly in Boise, Hopkins Financial Services is a premier choice for local real estate investors. They offer specialized fix-and-flip, construction, and private bridge loans with flexible, fast-closing schedules tailored to the Treasure Valley.
• Northwest Private Lending : A highly-rated regional provider with a dedicated Idaho office, Northwest Private Lending handles its own underwriting to give same-day approvals. They offer up to an 80% maximum loan-to-value (LTV) on fix-and-flip purchases.

Top National Lenders (Best for high leverage and rehab costs)

• Kiavi : Formerly known as LendingHome, Kiavi is an active national lender in Boise. They are known for high-leverage products that can cover up to 95% of the purchase price and 100% of the renovation/rehab costs , with a standard credit requirement around 640.
• Lima One Capital : Another major national player actively funding Idaho deals, Lima One Capital offers robust fix-and-flip financing programs designed to wrap both purchase and construction funds into one short-term loan.

Typical Boise Hard Money Terms

According to local market data from HardMoneyHome , you should anticipate the following average terms for a bridge or fix-and-flip loan in the Boise area:

• Average Interest Rate : 11.3%
• Average Origination Fee : 2 to 3.2 points (percent of loan amount)
• Loan Maturity : Typically 12 to 18 months
• Standard Leverage : 70% to 80% Loan-to-Value (LTV)

Note: Hard money loans are strictly for investment purposes and cannot be used for owner-occupied primary residences.

If you want to narrow down your options, tell me:

• Will this be an investment property or your primary residence?
• What is the estimated purchase price vs. the estimated renovation cost?
• How quickly do you need to close the deal?