Montana flips run on a short building season, busy contractors and long distances between towns. Your lender needs to fund draws without delay and size the loan with your cash plan in mind.
In short: The best fix and flip lender in Montana is the one that keeps total cost lowest on your timeline, finances enough of the purchase and rehab to protect your cash, funds draws quickly and offers fair extension terms if weather or contractor schedules push the job. LendingStreet finances investment property in Montana, with rates from 9.99% for qualified borrowers, up to 90% of the purchase price and up to 100% of the rehab budget paid in draws. Because you front each phase before a draw is funded, plan your total cash needs, not just the down payment.
Many lenders serving Montana are based out of state, so ask how they inspect draws in towns hours from a major city. Photo or video inspections can save days compared with waiting for an inspector to travel.
Then compare offers in dollars on the same property and schedule.
Our fix and flip loans run from $150,000 to $5M+, with rates from 9.99% for qualified borrowers and terms that typically run 12 to 18 months. A complete file can close in as little as 10 days.
We finance up to 90% of the purchase price and up to 100% of the approved rehab budget, released in draws after work is completed and inspected. Experience helps pricing and leverage, and first-time flippers can qualify on some programs, often at lower leverage. The financing team reviews your deal and comes back with 2 to 3 options.
Missoula, home to the University of Montana, and Bozeman, home to Montana State University, have some of the highest prices in the state and strong buyer demand. Billings is the largest city and a regional hub for eastern Montana, with a wide range of older and mid-century homes at lower price levels.
In the Flathead Valley, Kalispell and Whitefish draw buyers tied to Glacier National Park and outdoor recreation. Helena, the capital, Great Falls, near Malmstrom Air Force Base, and Butte, with its historic mining-era housing, each have steady local markets of their own.
Winters are long across most of Montana, so roofing, siding, concrete and excavation are usually done from late spring to early fall. Contractors can be booked well ahead in busy markets, and materials may need to travel long distances, which adds time and cost.
Many properties outside city limits use private wells and septic systems, so water testing and septic inspection belong in your due diligence. Wildfire risk affects insurance in parts of western Montana. Older homes in Butte, Helena and Missoula may have dated electrical, plumbing and foundations. Permitting rules vary by city and county, so confirm what your scope needs.
This example is illustrative and not a quote. An investor buys a Missoula home for $450,000, plans $90,000 of rehab and expects an ARV of $675,000. The loan covers 85% of the purchase ($382,500) plus 100% of the rehab ($90,000), for $472,500, about 70% of ARV.
At a sample rate of 10.99% with interest on the full balance, interest is about $4,327.31 a month, or $30,291.19 over seven months. The investor also keeps $25,000 on hand to front the first phase of work, which comes back through the first draw. At sale, $675,000 minus the $472,500 loan payoff and 6% selling costs of $40,500 returns $162,000. Minus total cash invested of $117,991.19, the estimated profit is $44,008.81.
| Cash item | Amount |
|---|---|
| Down payment | $67,500 |
| Sample closing costs | $12,500 |
| Interest, 7 months | $30,291.19 |
| Taxes, insurance, utilities ($1,100 x 7) | $7,700 |
| Total cash invested | $117,991.19 |
| Working capital to front first phase (returned by draw) | $25,000 |
Comparable sales drive the after-repair value. In Bozeman, Missoula and Billings, there is usually enough data. In small towns and rural areas, sales can be sparse, and the valuation may be conservative, which can lower leverage.
Lenders also look at the scope, budget, schedule, credit, reserves and track record. A committed contractor and a schedule that matches the building season make a stronger file.
Send the address, purchase contract, line-item scope with a schedule, comparable sales, well and septic information for rural properties and bank statements showing the down payment, closing costs and reserves. Add LLC documents and a list of past projects.
Tell us how you plan to fund the first phase of work. We can show your full cash needs before you commit.
Yes. LendingStreet finances investment property in Montana, including Missoula, Bozeman, Billings, Kalispell and Helena. Fix and flip loans are business-purpose loans on non-owner-occupied property from $150,000 to $5M+.
It depends on your project. Kiavi, CoreVest and RCN Capital also write investor loans, and coverage varies by state, so confirm each lender finances in Montana. Compare total cost, leverage, draw speed and extension terms on the same property.
Yes. Plan for closing costs, reserves, interest, holding costs and enough working capital to front each phase of work before the draw is funded.
Often, yes, when the loan clears the $150,000 minimum and local sales support the after-repair value. Wells and septic systems will be part of the review.
Interior work can usually continue. Exterior work and concrete typically wait for warmer weather, so make sure the loan term covers that.
Yes. A DSCR loan can pay off the short-term loan once the property is renovated and rented, qualifying on the property's rent.
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