Idaho large bridges fall into two groups: Treasure Valley rental packages and small apartment buildings around Boise, and high-value homes in Coeur d'Alene, McCall and the Wood River Valley.
In short: LendingStreet makes Idaho bridge loans from $1M to $5M+ on 1-8 unit investment properties, with rates from 7.99% and closings in as little as 10 days. Larger balances are reviewed case by case and usually need a full valuation. Idaho investors use them for Boise-area packages, 5-8 unit buildings and resort-area homes, then refinance into DSCR or jumbo DSCR loans.
In the Treasure Valley, Boise's North End, East End and Bench neighborhoods have older homes and small multifamily, and Meridian, Eagle, Nampa, Kuna and Caldwell have newer subdivisions where investors buy several homes together. Eagle has many homes above $1M.
In the north, Coeur d'Alene, Post Falls, Hayden and the Lake Pend Oreille area draw buyers to lake homes and rentals, with spillover from Spokane. Ketchum and Sun Valley have some of the highest prices in the state, and McCall is a popular vacation rental market. Idaho Falls, Pocatello and Twin Falls have steadier long-term rental demand.
| Area | Typical large-bridge collateral | Thing to verify |
|---|---|---|
| Boise, Meridian, Eagle | Packages, 5-8 unit buildings, high-value homes | Recent sales without public price data |
| Nampa, Caldwell, Kuna | Groups of newer rentals | HOA leasing rules |
| Coeur d'Alene, Hayden | Lake homes and rentals | Shoreline rules, STR permits |
| Ketchum, Sun Valley, McCall | High-value vacation homes | Seasonality and local permits |
Common Idaho cases at this size:
Our residential investor bridge program runs from $150,000 to $5M+, with rates from 7.99%. Files from $1M up are reviewed case by case: the property, your experience with similar deals, liquidity after closing and the exit all carry more weight as the balance grows.
Larger balances usually need a full valuation, so plan for an appraisal or similar report in the timeline. With the valuation ordered early and title moving, closing in as little as 10 days is realistic; terms are short and interest-only.
Idaho has no real estate transfer tax, which keeps closing costs on large deals lower than in many states. Property tax rates vary by county and taxing district.
The homeowner's exemption only applies to a primary residence, so rentals pay tax on more of their value. A seller who lived in the home may show a bill well below what you will pay. Use the county assessor's figure without the exemption.
This example is illustrative and not a quote. An investor buys a six-unit building near Boise State University for $1,500,000. Two units are vacant, and the others rent below market.
The bridge loan is $1,125,000. Estimated interest-only payments are about $9,844 a month during the 8-month hold. The vacant units are renovated and leased, and the other leases are renewed at market rent.
The property then values at $1,620,000. A DSCR refinance at 70% LTV is $1,134,000, which repays the $1,125,000 bridge balance and returns about $9,000. Estimated principal and interest on a 30-year term is about $7,832. Adding taxes of $900, insurance of $400, the monthly payment is about $9,132. Rent of $10,800 divided by $9,132 gives a DSCR of about 1.18x.
Max LTV on 5-8 unit properties varies by program and can be lower than on a single-family home. Moderate Idaho taxes and no transfer tax help the numbers.
Idaho is a non-disclosure state, meaning sale prices are not part of the public record. Appraisers rely on multiple listing service data and their own research, so in fast-moving or unusual markets, such as resort homes, comps can be harder to confirm. Allow time for the full valuation.
Idaho law limits cities from banning short-term rentals outright but allows reasonable regulation, and many cities and HOAs require permits, registration or minimum stays. Check local rules in Boise, Coeur d'Alene, McCall or Ketchum before you count on short-term income.
In Ketchum, Sun Valley and on the lakes around Coeur d'Alene and Lake Pend Oreille, a single home can pass $2M or $3M. Those balances usually refinance into jumbo DSCR, where max LTV can be lower and varies by program.
Vacation rental income in these areas is strongly seasonal, with peaks in summer and, in the Wood River Valley, ski season. If the refinance will use short-term rental income, a full year of history or a third-party projection usually gives a more realistic picture than a single strong season.
Some investors in these markets lease long-term to local professionals instead. Long-term rent is lower but steadier and often simplifies the refinance.
A bridge buys time. The plan for that time should end in a sale or in a 30-year DSCR or jumbo DSCR loan sized on lease income, with LLC borrowers standard and no tax returns. Minimum DSCR on standard programs is 1.0x and minimum credit is 620.
Know your target refinance amount on day one. If the refinance will not cover the bridge payoff, plan the cash you will bring or the property you will sell.
The fastest large files arrive complete. Have these ready when you request a quote:
No. Idaho does not charge a real estate transfer tax, though title, recording and escrow costs apply.
Sale prices are not public, so appraisers depend on MLS and their own research, which can take more time for unusual properties.
On some programs the refinance can use short-term rental income if local rules and HOA covenants allow it.
Yes. Packages can close together and later move into a blanket loan or individual DSCR loans.
Usually, yes. Some smaller bridge programs can skip it, but larger balances usually need a full valuation. Ordering it early keeps the timeline short.
Yes. Closings can happen in as little as 10 days if the file is complete and the valuation is ordered right away.
From $150,000 to $5M+ on 1-8 unit rentals, with the largest balances reviewed individually.
A sale, or a refinance into a DSCR or jumbo DSCR loan that qualifies on rent instead of personal income.
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