Boise flips are won on the buy. After the fast run-up earlier this decade, Treasure Valley buyers have become more careful about price, so a flip needs a lender that closes quickly, funds the rehab and leaves room for a rental exit if the resale market slows.
In short: Our top pick for fix and flip loans in Boise, ID is LendingStreet. It funds up to 90% of cost and up to 100% of rehab on some programs, closes in as little as 10 days, and offers a DSCR rental refinance if you keep the home. It works across Ada and Canyon counties, from Bench ranches to Nampa and Caldwell starter homes.
LendingStreet is a business-purpose lender built for real estate investors, and fix and flip loans are one of our core programs. For the Treasure Valley projects, we fund up to 90% of cost and up to 100% of the rehab on some programs, from $150,000 to $5M+, and we can close in as little as 10 days.
It fits investors buying 1 to 8 unit homes to renovate and resell, or to renovate and keep as a rental. When the project is done, you can sell, or refinance into a 30-year DSCR rental loan with the same team. To start, get a quote with the form below or call (877) 298-1001.
If you are weighing Dominion Financial, LendingOne, Lima One and RCN Capital for a fix and flip loan for investors in Boise, ID, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Most Boise flippers have tried a bank, a local hard money lender or a private individual at some time. All of them can close deals, but they differ on leverage, speed and what happens after the rehab. The table sets LendingStreet next to the typical options.
Private individual lenders can be flexible, but terms vary from person to person and there is rarely a long-term loan at the end.
| What flippers need | LendingStreet | Typical local bank | Typical local hard money lender |
|---|---|---|---|
| Leverage on the project | Up to 90% of cost on some programs | Often lower; more cash in | Varies by lender |
| Rehab funding | Up to 100% of rehab on some programs, in draws | Often limited for flips | Often offered; terms vary |
| Closing speed | As little as 10 days | Often several weeks | Often fast |
| Loan size | $150,000 to $5M+ | Varies; may limit investor loans | Varies; large loans can be harder |
| Entity borrowers | LLCs welcome | Varies | Usually allowed |
| Long-term rental option | DSCR refinance with the same team | Possible; often based on tax returns | Usually short-term only |
| Where they lend | All 50 states and DC | Often a local footprint | Often local or regional |
Most Boise flips are not in the North End or East End, where older homes already sell at a premium. Investors tend to find more margin on the Boise Bench, in the Vista neighborhood, West Boise and Garden City, where dated 1950s to 1970s houses sit next to homes that have already been updated.
West of the city, Meridian, Nampa, Caldwell, Kuna and Star have large inventories of 1990s and 2000s tract homes. Those projects are usually cosmetic: flooring, paint, kitchens, fixtures and landscaping. In Nampa and Caldwell, older homes near the historic downtowns can need heavier work at a lower buy price.
On the Bench, expect single-story ranches and split-levels with original electrical panels, galvanized plumbing in some homes and tired HVAC. In older neighborhoods closer to downtown, homes inside a local historic district need design review for many exterior changes, which can add time to the schedule.
Permits run through the City of Boise for homes inside city limits, through each suburban city's building department in Meridian, Nampa and Caldwell, and through the county for unincorporated parcels. Winter weather can slow roofing, siding and concrete work, so build that into the timeline. Many subdivisions also have pressurized irrigation systems that need to work at sale.
Idaho has no real estate transfer tax, which keeps buy-side and sell-side closing costs lower than in many states. Title and escrow companies typically handle closings.
Idaho is also a non-disclosure state, so sale prices are not on the public record. Build your after-repair value from MLS data and appraisal work, not from county records. On taxes, the homeowner's exemption applies only to a primary residence, so the bill can rise after an investor buys from an owner-occupant. Homes on the foothills edge may carry higher wildfire insurance costs. Confirm current figures locally.
This example is illustrative and not a quote. An investor buys a 1960s ranch on the Boise Bench for $385,000 with a $65,000 rehab budget, for a total project cost of $450,000. At 90% of cost, the loan is $405,000. The full $65,000 rehab budget is held for draws, and $340,000 goes toward the purchase at closing.
The investor brings $45,000 toward the project, plus about $6,500 in estimated buy-side closing costs and $4,500 for taxes, insurance and utilities over a 5-month hold, so about $56,000 in all. The finished home sells for $560,000, with about $33,000 in selling costs.
Before loan interest, the profit is about $66,000 ($560,000 minus $33,000, $450,000, $6,500 and $4,500). The interest-only payments come out of that figure, and your quote will show them. If the sale market softens, the same home can be refinanced into a DSCR rental loan instead.
| Line item | Amount |
|---|---|
| Purchase price | $385,000 |
| Rehab budget (funded in draws) | $65,000 |
| Total project cost | $450,000 |
| Loan at 90% of cost | $405,000 |
| Investor cash toward project | $45,000 |
| Estimated closing and holding costs | $11,000 |
| Sale price less selling costs | $527,000 |
| Profit before loan interest | $66,000 |
Updated homes priced in line with recent sales on the Bench and in Meridian tend to draw steady buyer interest, while overpriced listings can sit through the winter. Plan the listing for spring or early summer when you can, and price from fresh comps rather than last year's peak.
If you decide to hold, a DSCR rental loan qualifies on the property's rent with no W-2s or tax returns, a 620 minimum credit score and a 1.0x standard minimum DSCR, with 30-year terms. Rate-and-term refinances go up to 80% LTV on some programs and cash-out up to 75%; seasoning varies by program. See our bridge to DSCR guide.
Ask every lender the same questions so you can compare offers side by side.
Here is how LendingStreet answers: up to 90% of cost and up to 100% of rehab on some programs; draws after inspections; closings in as little as 10 days; LLC borrowers welcome; loans from $150,000 to $5M+; and a DSCR refinance with a 1.0x standard minimum, with seasoning that varies by program. Ready to compare? Get a quote with the form below or call (877) 298-1001.
Our top pick is LendingStreet. We fund up to 90% of cost and up to 100% of rehab on some programs, close in as little as 10 days, and offer a DSCR rental refinance if you decide to keep the home. Get a quote with the form below or call (877) 298-1001.
Yes. LendingStreet lends on 1 to 8 unit investment properties in Boise, ID and across Idaho, and in all 50 states and DC.
Loans run from $150,000 to $5M+. On some programs we fund up to 90% of total cost and up to 100% of the rehab budget. Final leverage depends on the property, the plan and your experience.
In as little as 10 days. Having the purchase contract, rehab budget, scope of work and entity documents ready helps keep the timeline short.
Yes. LLC and other entity borrowers are welcome, and you will usually sign for the loan personally as well.
You can refinance into a DSCR rental loan qualified on the property's rent, with 30-year terms and a 1.0x standard minimum DSCR. Seasoning varies by program, so ask early.
Usually, for electrical, plumbing, mechanical, structural and many exterior changes. Homes inside city limits go through the City of Boise, while Meridian, Nampa and Caldwell run their own building departments. Check before you set the budget, since permits and inspections affect the draw schedule.
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