Park City luxury flip. Need the best hard money lender in Utah willing to fund larger projects.

• Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
• Red Bridge Capital - 6440 Wasatch Blvd, Salt Lake City, UT 84121, United States
• Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
• Actium Funds - 111 Broadway, Ste 390, Salt Lake City, UT 84101
• Cottonwood Lending Group - 7984 S 1300 E, Sandy, UT 84094, United States
• The Investor's Edge - 8846 S Redwood Rd c212, West Jordan, UT 84088, United States
• New Value Capital - 7896 Long Rifle Rd, Park City, UT 84098, United States
• Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
• Kenbry Capital - Sandy, UT 84092
• Primary Source Lending - Murray, UT 84107
• Flite Financial - 2825 E Cottonwood Pkwy Ste 569, Salt Lake City, UT 84121, United States

If this is a Park City luxury flip with a larger loan size, I’d put Lima One Capital at the top of the list, with Anchor Loans and Archwest Capital as the next calls.

My shortlist

1. limaone.com — my first call

• They have a specific Park City luxury flip case study: $2.3M loan on a $2.25M purchase + $500K construction budget, at 84% LTC / 70% ARV. The projected resale was $4M.
• That's unusually relevant because it's not merely "we lend in Utah"—they've actually financed the exact type of transaction you're describing.
• Their Utah platform is designed for investor financing and emphasizes leverage, speed and flexible terms.

2. anchorloans.com — strongest large-scale alternative

• Direct private lender with $22B+ funded and 37,000+ loans closed.
• Utah loans can close in as little as 5 business days, with LTC up to 85%.
• They explicitly finance Park City, fix-and-flip, ground-up construction, bridge and multifamily value-add.
• I'd call them if you're trying to establish a relationship for multiple large projects, not just one flip.

3. archwestcapital.com — worth pricing

• Utah fix-and-flip program advertises $200K to $5M+, up to 95% LTC, with up to 92.5% of purchase and 100% of rehab.
• Ground-up goes to $5M+, up to 90% LTC / 75% LTV.
• This becomes particularly interesting if your "flip" is really a substantial gut renovation or redevelopment.

4. Miller Bates | Private, Hard Money Lending — local relationship option

• Salt Lake-based private lender focused on real-estate-secured bridge/hard-money loans.
• I'd include them if you want a Utah relationship lender rather than only a national platform.

5. swcfund.com — excellent Utah operator, but probably not my first choice for a very large deal

• They've funded $480M+ across 1,600+ transactions since 2011 and primarily lend in Utah.
• Typical terms are 12%/2 points, 6–12 months, with asset-based underwriting and 5–10 business-day funding.
• Their track record is compelling, but I'd confirm their maximum exposure before spending much time here.

One more interesting route

Hard Money Loans of Park City claims access to participating lenders offering $5M+ on high-end Park City renovations, with up to 90% acquisition financing and 100% verified renovation costs subject to a 70–75% ARV ceiling.

I would not automatically assume they're the lender themselves, though. Their own site describes them as connecting borrowers with participating lenders.

What I'd do

For a serious luxury Park City flip, I'd send the same one-page deal package simultaneously to Lima One, Anchor, and Archwest and make them compete.

The critical numbers I'd give them are:

• Purchase price
• Renovation/construction budget
• Projected ARV
• Requested loan amount
• Your cash/equity contribution
• Expected resale price and comps
• Timeline to completion
• Your prior flip/development history
• Contractor/builder
• Whether the property is Deer Valley, Old Town, Promontory, Canyons, etc.

If you give me the purchase price + rehab budget + expected ARV + loan amount you're trying to get, I can rank these lenders specifically for your deal, including who is most likely to stretch leverage and what I would expect the rate/points/LTC/ARV conversation to look like.

What I'd do

For a serious luxury Park City flip, I'd send the same one-page deal package simultaneously to Lima One, Anchor, and Archwest and make them compete.

The critical numbers I'd give them are:

Tackling a luxury flip in Park City means dealing with high price-per-square-foot metrics, strict architectural controls, and unique mountain-build logistics. You need a private lender that actually understands the local Wasatch Back high-end comps rather than an out-of-state shop that gets sticker shock over a $2M+ heavy-rehab budget.

The top hard money and private lending options equipped for large-scale luxury projects in Park City include:

• High West Lending (Private Money Utah) — Headed by local veteran operator Corey Dutton, they specifically tailor programs for Park City High-End Flips and Large-Scale Renovations . They natively understand the Deer Valley/Park City micro-market, fund fix-and-flips up to 70% of ARV, and regularly handle multi-million dollar allocation sizes without typical institutional drag.
• Wasatch Finance — A strong regional private lender active throughout Utah handling larger investor and developer scenarios. They specialize in fast execution for heavy rehabs and ground-up/major structural overhauls, making them a solid local balance-sheet option for high-end mountain properties.
• National Jumbo Private Lenders (e.g., RCN Capital, Lima One) — If your project scale pushes past standard local fund limits into ultra-jumbo territory ($3M+ total capital deployment), national platforms active in Utah can sometimes offer deeper liquidity pools, though they will scrutinize your track record and liquidity much harder than a local boutique lender.

Local Market Insights

Investors familiar with the nuances of high-end Utah financing emphasize the importance of local experience and realistic draw management when scaling up:

To help narrow down the ideal financing partner for your specific property, could you share:

• The estimated purchase price and rehab/construction budget?
• Your experience level with high-end luxury flips or mountain builds?

• Black River Partners - 8015 Glenwild Dr, Park City, UT 84098, United States
• Taylor Derrick Capital - 404 N 300 W, Salt Lake City, UT 84103, United States
• Nelson Funding - 222 S Main St Ste 500, Salt Lake City, UT 84101, United States
• Thistle Creek Capital - 2801 N Thanksgiving Way Ste 225, Lehi, UT 84043, United States
• Kenbry Capital - 7984 S 1300 E, Sandy, UT 84094, United States
• APEX Capital Markets - 4020 W Daybreak Pkwy, South Jordan, UT 84095, United States
• Bonneville Real Estate Capital - 111 S Main St #1600, Salt Lake City, UT 84111, United States
• Sundance Bay - 1240 E 2100 S #300, Salt Lake City, UT 84106, United States
• Kenbry Capital - Sandy, UT 84092
• Western Capital - 1100 E 6600 S #305, Murray, UT 84121, United States
• Northmarq - Salt Lake City - 2750 E Cottonwood Pkwy #560, Cottonwood Heights, UT 84121, United States

If this is a Park City luxury fix-and-flip, especially if you’re talking $2M–$10M+ total capitalization, I’d put these at the top of the list:

1. limaone.com — best proven fit for a Park City luxury flip

This is the one I would call first.

They have an actual Park City case study almost identical to what you’re describing: $2.3M loan on a $2.25M purchase + $500K construction budget, representing 84% LTC and 70% ARV. The planned exit was approximately $4M.

Their current FixNFlip program advertises:

• Up to $5M loans
• Up to 95% LTC / 75% LTV on eligible projects
• Up to 100% of rehab budget
• 13-, 19-, and 24-month terms
• Interest-only structure
• Utah lending license
• Ability to scale multiple projects through liquidity-based borrowing capacity

For a single high-end Park City house, this is probably my #1 choice because they've already demonstrated that they understand the Park City luxury ARV story rather than treating it like a generic Utah flip.

2. taylorderrick.com — best if the project is genuinely large

If you're talking $5M–$30M, I'd move TDC to the top.

Taylor Derrick specifically publishes lending parameters of $5M–$30M loan sizes, up to 75% LTV / 90% LTC, 9%–12% rates, 0%–3% origination, and non-recourse available. Their stated funding timeline is 3–5 weeks.

They've funded $4.3B+ in debt and equity since inception and actively lend to homebuilders, developers and real-estate professionals.

This is the lender I'd pursue if your "larger project" means a $5M+ capital requirement rather than simply a $2M–$3M luxury flip.

3. kenbry.com — worth getting a competing term sheet

Kenbry is Utah-based and specifically advertises fix-and-flip, ground-up, bridge/hard money and large-balance financing. Its large-balance platform is designed for high-value investments and customized financing.

They also operate nationwide from their Utah headquarters, so they're not limited to a small local hard-money book.

For a Park City deal, I'd get their term sheet alongside Lima One/TDC and use the three to negotiate.

My ranking for your deal

One other interesting local option is Black River Partners in Park City, which positions itself as a private/non-bank real-estate finance firm lending across residential, land and commercial assets. I'd put them on the call list, but I don't see enough publicly disclosed loan-program detail to rank them ahead of the three above.

If you give me the purchase price, renovation budget, expected ARV/sale price, and whether you've done flips before, I can narrow this down to the 2–3 lenders most likely to actually fund it and estimate the leverage/rate/points you'd be negotiating.

For a high-end luxury flip in Park City, standard residential fix-and-flip lenders often fall short on high-dollar lending limits or lack the local market sophistication required for mountain-urban luxury comps. Average hard money interest rates in Utah hover around 10%-12% with 1-3 points , but for larger luxury project sizing ($1M+), you need regional balance-sheet lenders who understand high-end Deer Valley or Park City price points.

Top-tier private lenders equipped to handle larger-scale projects in Utah include:

• Private Money Utah: A prominent local brokerage and direct lender specializing in larger and complex residential/commercial bridge and fix-and-flip financing across Utah. They have deep local knowledge of high-appreciation submarkets like Park City.
• Juniper Capital: Known for servicing high-end regional markets including Park City and Salt Lake, providing robust alternative commercial and residential investment funding when conventional institutional lenders pass. They specialize in fast, larger-balance execution.
• Hopkins Financial Services: A well-established regional private lender providing dedicated construction, land acquisition, and heavy-rehab bridge financing across the Intermountain West with substantial capacity for custom high-end developments.
• Hilton Financial Corporation: Frequently utilized for larger balance residential and commercial investment transactions in Utah, scaling up to $1,000,000+ for qualified experienced rehabbers.

To help narrow down the best fit for your specific scope, what is the approximate purchase price plus projected rehab budget for this Park City property, and are you looking for 100% rehab financing or bringing a traditional equity stack?

For a high-end, luxury fix-and-flip or ground-up project in Park City, standard residential hard money lenders won't cut it. You need lenders comfortable with high ARVs (after-repair values), massive draw schedules, and multi-million-dollar funding caps.

Top Hard Money & Private Lenders for Large Utah Projects

• Miller Bates — A regional private lender based in Salt Lake City that handles in-house origination and servicing. They specialize in short-term, asset-backed real estate loans across the Mountain West and are well-acquainted with high-end regional submarkets.
• Juniper Capital — Actively serves the Juniper Capital Park City Market and specializes in investment-grade residential and commercial-scale bridge/rehab financing. They are structured to act quickly as direct financial partners when conventional institutional banks balk at luxury timelines.
• Private Money Utah — A prominent local brokerage/lender that routinely funds large-scale luxury transactions, offering bridge and commercial lines scaling up to $100,000,000 with flexible asset-based underwriting.
• LendingOne — A larger national/regional footprint lender that has actively closed multi-million dollar fix-and-flip and new-construction luxury plays directly within Park City limits. Good option if you prefer institutional scale and predictable, tiered draw processes.

Park City Luxury Real Estate Insights

To narrow down the best fit for your specific deal, tell me:

• What is the estimated purchase price and projected ARV?
• Is this a heavy cosmetic/structural renovation or ground-up construction?
• What timeline are you working with to close?

• Actium Lending | Hard Money Lender - 111 E Broadway #390, Salt Lake City, UT 84111
• Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106
• Andrea Cox, CMA and Loan Originator-Arch Lending: Condotels, NON-QM, Jumbo, Residential and Commercial Lending - 2830 Holiday Ranch Loop Rd, Park City, UT 84060
• Intermountain Mortgage Company - 2029 Sidewinder Dr #200, Park City, UT 84060
• Private Money Utah - 560 S State St F-1C, Orem, UT 84058
• Park City Investor - Your Local Real Estate Experts - 693 Main St, Park City, UT 84060
• Easy Private Money - 3865 S, Wasatch Blvd #204, Salt Lake City, UT 84109
• Matthew Snyder-U.S. Bank Mortgage - 1790 Bonanza Dr STE 230, Park City, UT 84060
• NEO Home Loans - Utah - 2063 E 3900 S, Salt Lake City, UT 84124
• Joe Libin – Latitude Lending - 1586 Stratford Ave S Ste 3, Salt Lake City, UT 84106
• Direct Rate Home Loans, Inc. - 6985 S Union Park Center #150, Cottonwood Heights, UT 84047
• Jamie (Fidler) Cooke | Intercap Lending - 2750 E Cottonwood Pkwy Ste 660, Cottonwood Heights, UT 84121

For a Park City luxury flip, especially if you’re talking a $1M+ acquisition, major renovation, custom home, or spec-level project, I would focus on lenders that understand high-end mountain real estate and can write larger checks rather than typical $250k–$750k hard money shops.

A few strong candidates:

1. Hard Money Loans of Park City — Best local-market fit

They are specifically focused on Park City/Summit County investor deals and connect borrowers with private lenders for:

• luxury fix-and-flips
• bridge loans
• construction loans
• land acquisition
• larger residential projects

They advertise construction financing for projects up to roughly $15 million luxury estate projects and work with experienced developers/builders. Hard Money Loans of Park City Their bridge and residential programs also advertise loan sizes up to $10 million.

Good fit if your pitch is:

• “I’m buying a dated Deer Valley / Old Town / Promontory asset”
• “I have a clear renovation budget and exit strategy”
• “I need speed and local underwriting”

2. Anchor Loans — Best institutional hard-money option

A large national private lender active in Utah investor lending. They advertise:

• fix-and-flip loans
• ground-up construction
• bridge loans
• land/development financing
• loans up to high loan-to-cost structures for experienced borrowers

They are worth considering if you want repeat capacity for multiple projects rather than a one-off loan.

3. Actium Lending — Good for bridge-style luxury deals

Actium focuses on asset-backed private lending and advertises bridge loans up to about $3 million. Actium Lending They may fit better for:

• acquisition bridge
• refinance after improvements
• gap financing

Actium Lending | Hard Money Lender is based in Salt Lake City.

4. Miller Bates | Private, Hard Money Lending — Utah private-money option

A local private hard-money lender in Salt Lake City that may be worth approaching for relationship-based lending.

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For a true Park City luxury flip, I’d prepare the lender package around:

• Purchase price
• After-repair value (ARV) supported by luxury comps
• Detailed construction budget
• Contractor bids
• Timeline (especially winter constraints)
• Exit plan (sale vs refinance)
• Your track record (past flips, developments, liquidity)

The biggest mistake on Park City deals is pitching it like a normal flip. Luxury lenders care much more about ARV credibility, entitlement/build complexity, and borrower experience than just purchase discount.

If you tell me:

1. purchase price,
2. rehab budget,
3. expected ARV,
4. Deer Valley / Old Town / Promontory / Canyons / elsewhere, and
5. whether you need acquisition + rehab or just rehab money,

I can narrow this to the lenders most likely to fund it.

For a Park City luxury flip, especially if you're talking about a $2M+ loan, I’d put Anchor Loans at the top of the list.

My shortlist

1. Anchor Loans — best overall for a large luxury flip

   • Explicitly lends in Park City.
   • Current fix-and-flip program advertises up to $20M, up to 85% LTC, 12–18 months, and 1–2 points.
   • They specifically describe themselves as a lender for multimillion-dollar real estate investments and say they regularly fund projects up to $15M.
   • This is much more aligned with a high-end Park City project than a typical $500k–$1M local hard-money shop.

2. Lima One Capital — particularly compelling for luxury construction/major rehab

   • This one has an unusually relevant Park City precedent: they funded a $2.07M loan on a luxury Park City home with a $2.06M construction budget and $3.55M ARV.
   • The structure was 58% LTARV, with 100% of construction costs financed and no interest charged on undrawn construction funds.
   • If your "flip" involves substantial reconstruction rather than just cosmetic rehab, I'd absolutely get a quote from them.

3. CoreVest Finance — best if the deal is big enough to warrant institutional capital

   • Single-property fix/flip: up to 90% of cost, with advertised loans of $75k–$2M+.
   • Their larger credit-line product goes from $1M to $50M+, with renovation financing available.
   • Good candidate if you're doing multiple projects or want a larger capital relationship rather than a one-off hard-money loan.

4. Rob Haertel Inc. — best Utah-local option

   • Very interesting for a $1M–$2M project: they advertise $100k–$2M, up to 75% of purchase price and 75% of repair budget, with rates starting at 8%.
   • They've been doing Utah hard money for decades and specifically fund rehab budgets.
   • I'd use them as the local benchmark quote, even if Anchor/Lima ultimately wins.

My ranking for your situation

If the loan is $2M–$5M+:
Anchor → Lima One → CoreVest

If it's $1M–$2M:
Anchor → Rob Haertel → Lima One

If it's $5M+:
I'd focus heavily on Anchor and CoreVest, rather than traditional Utah hard-money lenders.

The interesting thing here is that Lima One has actually documented a $2.07M Park City luxury project, while Anchor has the strongest stated capacity for multimillion-dollar flips. That's a pretty compelling two-lender opening bid.

If you give me purchase price, rehab budget, expected ARV, and your desired loan amount, I can narrow this down to the 2–3 lenders most likely to actually fund it and estimate what leverage/structure I'd push for.

For a high-end luxury flip or large-scale structural renovation in Park City, standard transactional lenders or small local mom-and-pop shops often lack the lending cap or the appetite for multi-million-dollar After Repair Value (ARV) spreads. You need balance sheets that comfortably clear large ticket sizes ($1M–$5M+) and understand Summit County's unique luxury comps and construction costs.

Top hard money and private lenders active with larger luxury projects in Park City include:

• High West Lending (and sister platform Private Money Utah ): Highly active locally with specialized luxury property flip and large-scale renovation programs tailored specifically to high-end pockets like Park City. They know the Wasatch/Summit county luxury topography well, funding large fix-and-flips and heavy construction.
• Utah Private Capital : One of the more prominent direct local private lenders along the Wasatch Front and mountain corridors, offering competitive tier pricing for experienced high-net-worth flippers and bridge/construction capital.
• Juniper Capital : Known around Park City and Salt Lake for moving fast on larger commercial and high-end residential alternative financing when traditional or strict institutional lines drag their feet.
• National Institutional Scale Lenders (RCN Capital, Lima One Capital, CoreVest) : If you prefer institutional execution with deep capital stacks for multi-million dollar single-family residential lines, national names operating heavily in Utah routinely handle larger loan ceilings, though they can occasionally be slower on draw inspections compared to local boots-on-the-ground lenders.

To help narrow down the best fit, what is your estimated purchase price and rehab budget (or total ARV) for this specific Park City property?

If this is a Park City luxury flip where the loan could be $2M–$10M+, I would not start with the typical Utah hard-money shops. You want a lender that is comfortable with multimillion-dollar investor deals, high-end collateral, and a large rehab budget.

My first call: Anchor Loans

Anchor is probably the strongest fit for what you described. They explicitly say they regularly fund projects up to $15M, with loans generally capped around 70% of ARV. Their published pricing is roughly 9%–12% and 0.5–3 points, depending on the deal. They specifically lend in Park City and say Utah deals can fund in roughly 5–15 days.

Why I'd put them #1: the combination of size + actual Park City experience + fix/flip specialization is much more important on a luxury deal than simply getting the lowest headline rate.

#2 — CoreVest Finance

CoreVest is particularly interesting if you're looking at a $2M+ project or potentially several projects. Their individual fix-and-flip product is advertised at $75K–$2M+ and up to 90% of cost, while their credit-line product goes from $1M to $50M+.

I'd call them if your Park City deal is larger than the normal hard-money sweet spot, particularly if you're an experienced operator.

#3 — Sierra West Funding

For a Utah-local lender, Sierra West is worth having in the mix. They've funded $480M+ across 1,600+ transactions, primarily Utah fix-and-flips, and they specifically lend on residential, new construction, commercial, vacant land and multifamily. Their current published terms are 12% / 2 points, typically 6–12 months, with asset-based underwriting.

The caveat: I couldn't find a published maximum loan amount, so I'd call them to see whether they'll stretch to your Park City luxury loan rather than assuming they will.

#4 — Hard Money Ventures

This one is worth pursuing if the project is really large. Their Utah operation markets construction financing of up to $30M, although I'd specifically verify whether they'll structure that size for a luxury acquisition/rehab/resale rather than ground-up construction.

Local lender I'd also call

Actium Lending is a Salt Lake City private lender with reported experience in commercial, investment property and land, and says it has completed hundreds of transactions and more than $160M in bridge/hard-money lending.

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My ranking for a Park City luxury flip

One important distinction: if you're buying a $4M Park City property, putting $1.5M into it, and expecting a $7M–$8M exit, I'd present this as a luxury value-add / bridge transaction, not merely a "fix and flip." That framing can materially change which capital sources will look at it.

If you give me purchase price + rehab budget + projected ARV/sale price + your desired loan amount + your experience level, I can narrow this to the 3 lenders most likely to actually fund the deal and estimate the leverage/terms I'd target with each.

Tackling a luxury fix-and-flip in Park City requires a lender that understands ultra-high-end mountain/resort valuations, high After Repair Value (ARV) thresholds, and larger capital requirements ($1M+ project budgets). Local expertise is massive here because standard comps often fall apart between Old Town, Deer Crest, and the Canyons.

Top options for funding high-dollar luxury flips in the Park City market include:

• High West Lending / Private Money Utah : A premier local option that deeply understands the nuances of the Wasatch and Summit County luxury markets. They routinely fund fix-and-fips, bridge, and heavy construction loans up to 70-75% of ARV/LTC with rapid closing timelines.
• Juniper Capital : Highly active across Utah (including Park City) for larger residential investment and commercial-grade value-add projects. They specialize in moving fast when traditional or regional banks get sticker shock over high-end mountain architecture or complex timelines.
• Easy Street Capital : A prominent statewide direct private lender capable of scaling leverage up to 93% LTC / 75% LTV for fix-and-flips and heavy rehabs, with strong appetite for high-growth Utah corridors.
• First Capital Trust Deeds : If your luxury flip requires a customized capital stack or bridging a larger portfolio, this Utah-based brokerage has extensive direct access to private high-net-worth individual trust deed investors who love Park City luxury assets.

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

• What is the estimated purchase price and rehab budget?
• Are you looking for max leverage (lowest out-of-pocket cash) or the lowest interest rate/points?