Boise's large bridge loans come from two directions: $1M-plus homes in the North End, Warm Springs, the foothills and Eagle, and bulk purchases of new homes from Treasure Valley builders who want to move inventory quickly.
In short: LendingStreet offers residential investor bridge loans from $1M to $5M+ in Boise and the Treasure Valley, with rates from 7.99%, interest-only payments and closings in as little as 10 days. Larger balances usually need a full valuation and are reviewed case by case. Common uses include high-value purchases for renovation or resale, builder bulk sales, packages of rentals and payoff of maturing loans, with exits by sale or a DSCR or jumbo DSCR refinance.
High-value homes in the North End, Warm Springs, the Boise foothills and Eagle regularly sell above $1M, and investors use bridge loans to close quickly, renovate and resell, or hold while arranging long-term financing.
Builder inventory is the other source. When Treasure Valley builders in Kuna, Nampa, Star and Caldwell want to clear finished homes at quarter-end, they sometimes sell several at once to an investor at a discount. A bridge loan lets you close on the group before a long-term loan could be arranged.
Speed is often the deciding factor in both cases. Sellers of high-value homes and builders clearing inventory want a firm close date, and a buyer with bridge financing ready can compete with cash.
Residential investor bridge loans run from $150,000 to $5M+, with rates from 7.99%. They are short term and interest-only, so the monthly payment stays lower while you lease, renovate or sell.
Above $1M, expect a full valuation of each property, review of your experience and liquidity, and leverage set per deal. Because Boise prices are high relative to rents, the long-term exit often needs lower leverage, so we size the bridge with that in mind.
Experience matters on large files. If you have renovated high-value homes or managed groups of rentals before, include that track record; it affects leverage and how the request is reviewed.
This example is illustrative and not a quote. An investor buys six newly completed homes in Kuna and Nampa from a builder for $2,550,000. A bridge loan of $1,657,500, 65% of the price, funds the purchase, with an estimated interest-only payment of about $14,503 a month while the homes are leased.
Once leased at a combined $14,100 a month, the homes refinance into a blanket DSCR loan at 65% of value, $1,657,500. Estimated principal and interest is about $11,589; with taxes of $1,250 and insurance of $600, the payment is about $13,439 and portfolio DSCR is about 1.05x. At 60% of value, DSCR would be about 1.12x.
| Stage | Amount | Monthly cost |
|---|---|---|
| Builder bulk purchase, 6 homes | $2,550,000 | - |
| Bridge loan (65% of price) | $1,657,500 | About $14,503 interest-only |
| Blanket DSCR refinance (65%) | $1,657,500 | About $13,439 with taxes and insurance |
| Rent when leased | $14,100 | DSCR about 1.05x |
| Alternative at 60% | $1,530,000 | DSCR about 1.12x |
North End and foothills homes can be unique, with views, lot sizes and historic character that make comparables harder to find. Appraisers may reach across neighborhoods. Bring recent sales and any renovation plans.
For builder bulk purchases, the valuation looks at each home and at recent retail sales in the same subdivision. A bulk discount below retail can help leverage, but the appraisal sets value.
Large Boise homes also deserve a careful inspection. Foothills properties can have slope, drainage and wildfire-defensibility issues, and older North End homes may need electrical, plumbing or foundation work that should be priced before closing.
For renovated high-value homes, sale is the usual exit. For rentals, a DSCR or jumbo DSCR refinance works when leverage is set so rent clears the minimum, which in Boise often means 60% to 70% of value.
Packages of homes usually move into a blanket portfolio loan with release provisions, which also allows selling a few homes later. Ask about partial releases on the bridge if you plan to sell some homes before refinancing.
Test the exit before you buy. Use full non-exempt taxes, a realistic insurance quote and rents supported by comparable leases in the same subdivision, and leave room for a home or two to take longer to lease.
New homes may not yet show a full tax bill, and Idaho's homeowner's exemption will not apply to rentals, so budget on full taxable value. Ada and Canyon counties reassess annually. Idaho has no real estate transfer tax.
Most new subdivisions have HOAs, and some limit leasing or the number of rentals. Read the CC&Rs for each subdivision before agreeing to a bulk purchase. A builder may also limit how many homes one buyer can lease in early phases.
Bridge loans also replace construction or renovation loans that come due before a project is sold or leased. If a duplex or townhome project in Boise is finished but not fully sold, a bridge buys time.
Bring the payoff letter, certificates of occupancy, and your sale or lease-up plan. Payoff bridges are reviewed with the same focus on value and exit as purchases.
Start the request well before the existing loan matures. Valuations and title on several Treasure Valley parcels take time, and closing a few weeks early avoids extension fees and default notices from the current lender.
Send the property or project details, purchase price or payoff letter, rents or sale prices, renovation budget and exit timeline. LendingStreet will size the bridge and model the exit so you can see both stages up front.
Our investor loans are business-purpose loans on non-owner-occupied property. Call (877) 298-1001 or use the form below to get a quote.
Residential investor bridge loans run from $150,000 to $5M+. Balances above $1M are reviewed case by case.
Larger balances usually need a full valuation of each property.
Yes. A bridge loan can fund a bulk purchase of 1-8 unit homes, with an exit by blanket DSCR refinance or sale.
Interest-only, with principal repaid at sale or refinance. On a builder bulk purchase, that keeps carrying costs lower while the homes are leased.
As little as 10 days when title and valuations move quickly.
The bridge program starts at 7.99%. Large-balance pricing depends on leverage, the property and your experience.
No. Our investor loans are business-purpose loans on non-owner-occupied property, so the loan is only for rentals you do not occupy.
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