Hard Money Lenders in Bozeman, MT | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inBozeman, Montana

Fix and flip, DSCR rental and new construction financing for Bozeman investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Bozeman deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Bozeman deal right now

Prefilled with a realistic Bozeman deal. Change any number and it reprices on the programs that lend in Montana, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Bozeman

Bozeman went from a college and ranch town to one of the most expensive small cities in the Mountain West in a few years. Montana State, a growing tech and health care base, remote workers and Big Sky skiing all pulled demand in. Prices have come down from the peak, which is why flips are back on the table. The stock to buy is the older housing: Victorians and bungalows near Main Street and 1960s and 70s ranches and split-levels around campus.

In Bozeman the flip is a bet on the older house against a flood of new construction. Subdivisions on the west side keep adding inventory, and builders compete for the same buyer. A close-in house wins on walkability and character, so the purchase has to be right and the finish has to feel current. Bozeman has also tightened its rules on whole-house short-term rentals, so do not underwrite a nightly rental as your exit without checking the current ordinance.

What a Bozeman deal looks like on paper

Bozeman example: $445,000 purchase, $80,000 rehab, $720,000 after repair value, 700 credit, 4+ completed flips. The engine puts that borrower on the 7.5% Down, 3+ Flips program at 9.99%. Picture a 1970s split-level on the south side near campus: roof, windows, a kitchen, two baths and a finished lower level. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$485,625
Cash to close$66,850
Proof of funds to show$111,107
Where the $66,850 goes
  • Down payment (7.5% of purchase plus rehab)You$39,375
  • Origination (1.63%)Lender$7,891
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$4,856
  • Title and closing (estimate at Texas rates)Title$4,735
  • Prepaid interest (15 days)Lender$1,665
  • Property insuranceInsurer$4,988
  • AppraisalAppraiser$550

Interest while you rehab: $3,377 a month on the $405,625 funded at closing, $4,043 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $24,257 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Bozeman

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Experienced Investor Rate115% of purchase680+2+ completed flips9.00%0.75%75% of ARV12-24 months7-14 days
First Flip, 10% Down210% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips37.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips45% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate and origination are the program floor; two completed projects in the last 36 months preferred.
  2. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Bozeman prices sit right now

Before we price a Bozeman flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Bozeman median sale price at $664K for the three months ending September 2026, down 13.6% from a year earlier, with homes selling after about 65 days on the market.

Median sale price, Bozeman (Redfin, 3 months to Sep 2026)$664K
Days on market, Bozeman (Redfin)65
Year over year change in median (Redfin)-13.6%

Sources: Redfin, Bozeman housing market

How a Bozeman file actually gets priced

Montana does not disclose sale prices publicly, so Bozeman comps come from the MLS. Values have moved down from the peak, and an appraiser will favor the most recent closings over anything from the run-up. We use closed sales from the same side of town and the same era of house within the last few months, and we size the ARV in the middle of that range, not on a pre-correction sale.

Bozeman’s historic core sits in a conservation overlay where exterior changes and demolitions get design review, so check before you plan an addition. A high water table in parts of the valley means wet crawlspaces and basements on some lots. Winters, snow load and freeze and thaw cycles are hard on roofs and flatwork. Wildfire smoke and risk on the valley edges affect insurance. Permits and inspections go through the City of Bozeman.

Who buys your finished Bozeman deal

The finished Bozeman house sells to a university hire, a health care worker, a remote worker or a family moving up from a condo, and plenty of buyers come from out of state. They compare you with new builds on the west side, so a close-in location and solid mechanicals matter more than designer finishes. Long-term rentals near campus stay in demand, which keeps a DSCR hold on the table.

What happens after you apply

Apply once and the whole Bozeman loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Bozeman

Fix and flip

10%down on a first flip
Rates
from 9.00% at 680+ credit with 2+ completed flips
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Montana →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Montana →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Montana →

Where we lend in Bozeman

We broker deals across the whole Bozeman market. The submarkets investors ask us about most are North side and the historic core (59715), South side near Montana State (59715), Bridger Creek and the northeast (59715), West side subdivisions (59718), Valley West and Baxter Meadows (59718) and Four Corners edge (59718).

How long does a Bozeman loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Montana, and the rate, origination, leverage and cash to close come back side by side. Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.

Bozeman hard money FAQ

Do you lend hard money in Bozeman?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Bozeman scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Montana, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Bozeman?
As of October 2026: Experienced Investor Rate (15% down, from 9.00%, 2+ completed flips); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Bozeman hard money loan close?
In Montana, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Bozeman flip?
The worked example on this page is a $445,000 Bozeman purchase with a $80,000 rehab and a $720,000 after repair value at 700 credit, 4+ completed flips: $39,375 down (7.5% of purchase plus rehab) and $66,850 total cash to close, with $111,107 of proof of funds to show the lender. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Bozeman?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Bozeman fix and flip loan?
The lowest credit floor among the Bozeman programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 9.00%, needs 680+ credit and 2+ completed flips. Depending on the program, origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Bozeman flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Bozeman flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Have Bozeman prices come down enough to flip again?
They have come off the peak, and that is the opening. Redfin’s three month median above is lower than a year ago. Buy on today’s closed comps, not old highs, and keep the scope tight so the carry does not eat the margin if the house sits.
Can I run a Bozeman flip as a short-term rental if it does not sell?
Do not count on it. The city has restricted whole-house short-term rentals where the owner does not live on site. Plan the backup as a long-term rental and size a DSCR refinance on long-term rent. In Montana a first flip can be priced at 10% down with 660+ credit (from 9.99%).
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Bozeman: Missoula, Helena and Billings. More Montana city guides: Great Falls. Or see everything we fund in Montana.

Ready to fund your Bozeman deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter