Need a Private Loan for a Fixer-upp… AI recommendations | Parse
Need a private loan for a fixer-upper in Boise. Who is the best hard money lender in Idaho?
Data as of Sep 24, 2026 · Based on 342 AI responses from ChatGPT Search and Google AI Mode · See how Parse measures this
Payette Financial is the top pick for a Boise fixer-upper: a Boise-based direct hard-money lender repeatedly called out for fast, reliable closings, smooth funding, and clear communication. Consider Easy Street or Crebrid if you need higher leverage or 48-hour closings.
Best when you want a Boise-based lender that moves quickly and handles complex or nontraditional investment deals; evidence shows repeat mentions for fast closings and dependable service.
Best when you need very fast, flexible fix‑and‑flip financing or high leverage (reports note quick turnarounds and programs up to ~93% LTC); may be chosen over local lenders for speed or leverage tradeoffs.
PrimeLending, A PlainsCapital Company - Downtown Boise
Phil Gustin - Mortgage Broker - 237 N 1st St, Eagle, ID 83616, United States
Amy Lind - Supreme Lending - 3540 E Longwing Ln Ste. 215, Meridian, ID 83646, United States
Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
For a Boise fixer-upper, I wouldn’t call one lender objectively “the best” without seeing the deal. But the current Boise/Idaho market gives you several credible options worth getting term sheets from.
Lenders I’d put on your shortlist
Alpha Lending LLC — Boise-based private lender. It specifically handles fix-and-flip, bridge, construction, land/development and commercial deals, with in-house underwriting and local Idaho knowledge.
Northwest Private Lending — Meridian/Boise office and explicitly offers bridge, fix-and-flip and rehab loans for non-owner-occupied investment properties.
Payette Financial Services — Boise private/hard-money lender focused on collateral-based investment and commercial real estate.
Holbrook Capital — Idaho-focused lender that specifically targets fix-and-flips and says it lends in Boise and throughout Idaho.
Lima One Capital / Kiavi — national investor lenders worth getting competing quotes from; a current Boise lender comparison lists both offering up to 90% LTV on qualifying deals.
Current advertised Boise-area hard-money pricing is roughly 9%–13.5%, depending heavily on leverage, experience, property, and project.
What I'd compare
Don't focus just on the interest rate. Ask each lender for:
Purchase LTV
Rehab financing: percentage of rehab they fund
ARV limit
Interest rate + points
Whether interest is charged on drawn funds or the entire commitment
Extension fees
Prepayment penalty
Draw turnaround time
Minimum borrower liquidity/reserves
Whether they finance first-time flippers
Expected closing time
For example, a lender advertising 9.5% can actually be more expensive than an 11% lender if the first requires more points, doesn't fund rehab, or charges interest on the full commitment.
If you give me purchase price, estimated rehab, ARV, your cash available, and whether you've flipped before, I can run the numbers and tell you which type of lender/loan structure fits the deal, including the maximum sensible loan amount and estimated financing cost.
When looking for the "best" hard money lender for a fixer-upper in Boise, it really depends on your specific experience level, how fast you need to close, and whether you prefer a regional team with boots-on-the-ground local knowledge or a large national/statewide direct lender.
Average interest rates for short-term rehab and bridge loans in Idaho hover roughly between 9%--11%, with terms heavily dependent on your Loan-to-Value (LTV) and Loan-to-Cost (LTC).
Top options servicing the Boise fix-and-flip market include:
Northwest Private Lending : A regional private/family office lender with a dedicated local presence in Boise (alongside Oregon and Washington). They specialize in fast, collateral-based fix-and-flip, bridge, and rehab loans tailored to the Pacific Northwest and Treasure Valley markets. Check out their specific offerings via Northwest Private Lending Boise.
Easy Street Capital : A prominent nationwide and statewide direct lender active throughout Boise and Idaho. They are popular for fix-and-flip projects because they offer high leverage (up to 93% LTC / 75% LTV on select programs) and streamlined rehab programs like EasyFix that can close rapidly without heavy appraisal red tape. You can review their programs at Easy Street Capital Idaho Hard Money Loans.
Local Boutique / Private Portfolio Lenders : Many Boise-area investors also source local capital through networking groups (such as local real estate investor associations) where private local individuals or small syndications fund deals purely based on the asset and local ARV (After Repair Value) rather than institutional boxes.
If you want to narrow down the best fit, tell me:
What is your experience level (first-time flipper vs. portfolio of completed projects)?
Roughly what purchase price and rehab budget are you looking at?
Do you plan to flip it quickly or use the BRRRR method to rent it out?
Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703, United States
Bluebird Home Loans - 616 S Americana Blvd, Boise, ID 83702, United States
Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
Payette Financial Services - 412 E Parkcenter Blvd, Ste 300, Boise, ID 83706
Shayn D Carlson NMLS#76695 | Fairway Home Mortgage NMLS #2289 - 7639 W Riverside Dr Suite 100, Boise, ID 83714, United States
Diversified Mortgage Group - 7977 W Marigold St, Garden City, ID 83714, United States
Private Money Capital - 804 W Boone Ave, Spokane, WA 99201, United States
PrimeLending, A PlainsCapital Company - Downtown Boise - 950 W Bannock St #420, Boise, ID 83702, United States
Phil Gustin - Mortgage Broker - 237 N 1st St, Eagle, ID 83616, United States
Amy Lind - Supreme Lending - 3540 E Longwing Ln Ste. 215, Meridian, ID 83646, United States
Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
If you mean a short-term private/hard-money loan to buy and renovate a Boise fixer-upper, I’d compare several lenders rather than assume there’s one objectively “best” lender. Current Boise-area options vary substantially on leverage, speed, fees, and whether they fund rehab costs.
Lenders I’d put on your shortlist
Northwest Private Lending — Meridian/Boise-area private lender focused on real-estate investors. Its local presence and strong review history make it worth getting a quote from.
Alpha Lending LLC — Boise-based private lender specifically advertising fix-and-flip financing. Its underwriting considers the property, rehab scope, ARV, your experience, and exit plan.
Hopkins Financial — Idaho-based lender operating since 1983, offering private, hard-money, construction, bridge, and fix-and-flip loans. It says approvals can sometimes occur within 24–48 hours and that it lends throughout Idaho.
— Idaho-focused hard-money lender that primarily does fix-and-flip projects and currently shows recently funded Idaho projects, including one in Greenleaf.
One current lender directory lists Boise-area advertised rates roughly from 9% to 13.5%, with some lenders advertising 80–90% LTV. Treat those figures as comparison points, not guaranteed quotes.
What I'd compare
For a fixer, don't focus solely on the interest rate. Ask each lender for:
Purchase LTV/LTC
Maximum rehab financing and whether it's 100% of the rehab budget
ARV limit
Interest rate + origination points
Draw fees and inspection fees
Minimum interest / prepayment penalty
Extension fees if the renovation takes longer
Closing time
Whether interest is charged on the full commitment or only funds actually drawn
Whether they require prior flip experience
If you give me the purchase price, estimated rehab budget, ARV, your down payment/equity, and whether you've flipped before, I can narrow this to the lenders whose published parameters fit your Boise deal and estimate the financing cost.
Finding the "best" hard money lender in Boise depends on your specific strategy (fix-and-flip vs. buy-and-hold), experience level, and how fast you need to close. Rather than a single universal choice, several top-tier national and regional private lenders actively fund fixer-uppers in the Boise/Ada County market:
Easy Street Capital : A prominent nationwide and state lender offering competitive fix-and-flip programs (like their EasyFix program) with high leverage options (up to 93% LTC) and rapid 48-hour closing capabilities. They are a strong fit if you want streamlined financing without traditional appraisal hoops.
BridgeWell Capital : Highly active across Boise, Meridian, and Nampa. They focus heavily on asset-based underwriting, meaning they care less about rigid credit score cutoffs or recent foreclosures and more on your down payment, exit strategy, and the property's after-repair value (ARV).
Northwest Private Lending : A regional private lender with a dedicated local presence for Idaho borrowers. Regional private lenders are often preferred for Boise fix-and-uppers because their underwriters actually understand hyper-local neighborhood values (e.g., the North End vs. the Bench or West Boise) better than a distant national algorithm.
Builders Capital / Kiavi : If you look at raw loan volume in the region, national heavyweights like Builders Capital and tech-enabled platforms like Kiavi fund a massive share of local residential rehab projects, offering predictable processes and automated draw requests for rehab funds.
To help narrow down which lender fits your exact project, tell me:
Are you planning to fix-and-flip or fix-and-hold (BRRRR)?
What is your estimated purchase price and rehab budget?
Is this your first investment property or do you have a track record?
When looking for the "best" hard money lender for a fixer-upper in Boise, it really depends on whether you value a strong local physical footprint, high leverage (Loan-to-Cost), or specialized fix-and-flip/BRRRR experience.
Top-rated and active private lenders servicing the Boise, Meridian, and Eagle markets include:
Northwest Private Lending : A regional private lender with a dedicated local presence in Boise . They specialize in equity- and collateral-based bridge loans, non-owner-occupied fix-and-flips, and cash-only acquisition purchases that conventional banks won't touch. Learn more about their regional terms on the Northwest Private Lending Boise Page.
Easy Street Capital : A prominent nationwide lender very active across Idaho (including Boise and surrounding areas) known for competitive fix-and-flip programs. They offer high leverage—up to 90% of the Loan-to-Cost (LTC)—covering both purchase and construction/rehab funds. Check out their project criteria via Easy Street Capital Idaho Hard Money.
Unitas Funding : Another investor-focused private lender specializing in Idaho residential redevelopment, fix-and-flips, and BRRRR strategies. They underwrite primarily based on After-Repair Value (ARV) and feature a milestone-based staged draw process for renovations. Review their loan structures at Unitas Funding Idaho Lenders.
To narrow down which lender fits your specific deal, tell me:
Are you planning to flip the property or hold it as a rental (BRRRR)?
What is your estimated purchase price and rehab budget?
Roughly how much cash do you have liquid for the down payment and reserves?
Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703, United States
Shayn D Carlson NMLS#76695 | Fairway Home Mortgage NMLS #2289 - 7639 W Riverside Dr Suite 100, Boise, ID 83714, United States
Payette Financial Services - 412 E Parkcenter Blvd, Ste 300, Boise, ID 83706
Private Money Capital - 804 W Boone Ave, Spokane, WA 99201, United States
Bluebird Home Loans - 616 S Americana Blvd, Boise, ID 83702, United States
Boise Cash Home Buyers - 9840 W Overland Rd, Boise, ID 83709, United States
Sonny Knutson - Unlimited Mortgage Group - 10392 Shadybrook Dr, Boise, ID 83704, United States
Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
Amy Lind - Supreme Lending - 3540 E Longwing Ln Ste. 215, Meridian, ID 83646, United States
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
For a Boise fixer-upper, the “best” hard money lender depends on whether you care most about speed, lowest cost, local knowledge, or rehab draw flexibility. I’d shortlist these rather than pick a single winner:
Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646
Diversified Mortgage Group - 7977 W Marigold St, Garden City, ID 83714
Amanda Mock - CMG HOME LOANS - 1290 W Myrtle St #410, Boise, ID 83702
Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703
PACFI Home Loans - 10332 W Ustick Rd, Boise, ID 83704
Monica Davis Team - Synergy One Lending - 2025 E Riverside Dr Ste 240, Eagle, ID 83616
Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702
1st Choice Mortgage Company, LLC - 3023 E Copper Point Dr #101, Meridian, ID 83642
Summit Mortgage Corporation, Bill Zimmerman/Larry Jansen and Ron Burress - 4700 N Cloverdale Rd, Boise, ID 83713
PrimeLending, A PlainsCapital Company - Downtown Boise - 950 W Bannock St #420, Boise, ID 83702
Corey Newell - Evergreen Home Loans NMLS 24591 - Veranda Plaza, 1800 S Bonito Way #230, Meridian, ID 83642
If you’re buying a fixer-upper in Boise as an investment, I’d shortlist these lenders rather than picking solely on the lowest advertised rate.
My top picks
Northwest Private Lending — worth contacting as a local private lender; it has a 5.0 rating from 62 reviews in the local business data.
Private Money Lending (PML) — particularly interesting for a true fix-and-flip. It advertises Idaho loans from $100K–$5M, up to 92.5% of project cost, with 100% of rehab costs potentially financed and rates starting at 8.99% for experienced flippers.
Snake River Capital Funding — Boise-based direct portfolio lender offering fix-and-flip, bridge, and other commercial real-estate financing, with capacity up to $20M per borrower.
Lima One Capital — a strong national option if you want competitive terms and a standardized process. Current Boise-market data shows rates starting around 9%, up to 90% LTV, and $75K–$5M loans.
Gem State Private Capital — a Boise-area lender listed at roughly 9.5% starting rates, up to 90% LTV, with advertised 5–7 day closings.
If I were shopping the loan today, I'd get competing term sheets from PML, Snake River Capital, and one of Lima One/Gem State. The important comparison isn't just rate: look at points, maximum LTC/LTV, whether rehab is funded, draw fees, extension fees, prepayment penalty, appraisal requirements, and whether interest is charged on undrawn rehab funds.
One caution: advertised "starting at" rates generally apply to stronger borrowers/deals, so your actual quote could be materially different.
If you give me purchase price, rehab budget, estimated ARV, your cash available, and whether this is your first flip, I can run the Boise deal numbers and tell you what loan structure I'd target and which lender is likely the best fit.
Gregory M. Russell, Northwest Private Lending , and Payette Financial are among the top-rated local hard money lenders serving Boise and the broader Idaho market for fix-and-flip and fixer-upper projects.
Top Idaho Hard Money Lenders
Gregory M. Russell : Known for equity-based direct private money loans throughout Boise, Meridian, and surrounding Idaho regions without relying heavily on traditional credit scores.
Northwest Private Lending : Offers localized private financing and hard money loans tailored for real estate investors purchasing and rehabbing properties in the Boise metro area.
Payette Financial Services : Specializes in bridge, hard money, and equity loans for unique or fast-moving transactions that conventional banks typically pass on.
Builders Capital : A high-volume regional lender frequently topping originations in Idaho for residential construction and heavy fix-and-flip projects.
Key Factors to Compare
When choosing a lender for your Boise fixer-upper, evaluate them based on these core criteria:
If you can share your estimated purchase price, rehab budget , and experience level (number of previous flips), I can help you narrow down which of these lenders matches your specific project requirements.
Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703, United States
Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
Vertical Funding Capital - 3295 W Elder St Ste 108, Boise, ID 83705, United States
Bluebird Home Loans - 616 S Americana Blvd, Boise, ID 83702, United States
Payette Financial Services - 412 E Parkcenter Blvd, Ste 300, Boise, ID 83706
Shayn D Carlson NMLS#76695 | Fairway Home Mortgage NMLS #2289 - 7639 W Riverside Dr Suite 100, Boise, ID 83714, United States
Diversified Mortgage Group - 7977 W Marigold St, Garden City, ID 83714, United States
PrimeLending, A PlainsCapital Company - Downtown Boise - 950 W Bannock St #420, Boise, ID 83702, United States
Private Money Capital - 804 W Boone Ave, Spokane, WA 99201, United States
Carter Bianchi Team - Future Mortgage - 5536 N Eagle Rd, Boise, ID 83713, United States
1st Choice Mortgage Company, LLC - 3023 E Copper Point Dr #101, Meridian, ID 83642, United States
PrimeLending, A PlainsCapital Company - Boise - 1940 S Bonito Way #180, Meridian, ID 83642, United States
Fairway Home Mortgage : Crystal Howard - 9233 W State St Suite 1, Garden City, ID 83714, United States
If this is a Boise fixer-upper/flip, I’d shortlist local private lenders first, rather than automatically going with a national hard-money company.
My top picks
Northwest Private Lending — My first call for a Boise-area deal. It’s a local private/hard-money lender based in Meridian and specifically serves Boise-area investors. Its local presence and investor focus are valuable when the property or rehab has quirks.
Alpha Lending LLC — Strong option for an Idaho investor. It has been operating in Boise since 2004 and focuses on investor/developer financing, including fix-and-flip, bridge and construction loans.
Payette Financial Services — Worth getting a quote from if the property is more complicated or you're looking for asset-based private financing. It's a Boise-based direct private/hard-money lender.
Vertical Funding Capital — Another local option, particularly if your project involves substantial construction or a more complex commercial/investment property.
For comparison, current Boise market data shows hard-money pricing roughly in the 9%–13.5% range, with many lenders charging 1–3 points.
One particularly interesting alternative is Snake River Capital Funding, a Boise direct portfolio lender that advertises fix-and-flip, bridge, DSCR, rental-portfolio and new-construction loans, with capacity up to $20 million.
What I'd do
I'd get 3 term sheets simultaneously from Northwest Private Lending, Alpha Lending, and Payette. Don't compare just the interest rate—ask each for:
Maximum loan-to-cost (LTC) and loan-to-value (LTV)
Whether they fund 100% of rehab
Interest rate and number of points
Draw schedule and draw fees
Minimum interest/exit fees
Extension fees
Prepayment penalty
Whether interest is charged on the full commitment or only drawn funds
Expected closing time
If you give me the purchase price, estimated rehab budget, ARV, your down payment/cash available, and whether you've done flips before, I can tell you which type of Idaho lender is likely to give you the best structure and calculate the maximum loan you should take.
I'd get 3 term sheets simultaneously from Northwest Private Lending, Alpha Lending, and Payette. Don't compare just the interest rate—ask each for:
When looking for a top-tier private or hard money lender for a fixer-upper in the Boise area, a few local, direct lenders stand out for their speed, local market expertise, and track record with real estate investors:
Overview: Headquartered right in Boise, Alpha Lending has been operating locally since 2004 and has funded over $180M+ across 700+ loans . They specialize specifically in fix-and-flips, bridge financing, and construction loans.
Typical Terms: They offer short-term (12-month) loans, up to 90% Loan-to-Cost (LTC) or 70% Loan-to-Vary/Value (LTV), with interest starting around 12% and no prepayment penalties . Loan sizes typically range from $250,000 to $3,000,000.[2]
Overview: A direct private/hard money lender based in Downtown Boise . They focus heavily on non-traditional or fast-turnaround transactions that traditional banks shy away from (such as self-employed borrowers or quick closes).
Best For: Investors who need a fluid, responsive local underwriting process and a speedy close when competing for an off-market or distressed property.[1]
Bluebird Home Loans 5.0 (55)
Mortgage lender
Boise, ID
CallDirectionsWebsiteBluebird Home Loans(Local Boise footprint)
Overview: Frequently utilized by local investors in the Treasure Valley, they feature dedicated fix-and-flip short-term loan programs specifically designed to cover both the acquisition and the rehab/renovation costs of a fixer-upper project.[1]
If you'd like to narrow this down, let me know:
What is the estimated purchase price and rehab budget for the fixer-upper?
Are you planning to flip it quickly or refinance into a long-term rental (BRRRR strategy)?
I can help tailor which of these lenders fits your specific project metrics best.
PML — advertises Idaho fix-and-flip loans from $100K–$5M, up to 92.5% of project cost and 100% of rehab budget, with rates advertised from 8.99% for experienced flippers. Those are advertised terms, so your actual quote could differ.
Easy Street Capital — statewide Idaho lender advertising fix-and-flip financing up to 93% LTC/75% LTV, including Boise, with a 48-hour-closing program.
Alpha Lending LLC - 3379 N Lakeharbor Ln, Boise, ID 83703, United States
Northwest Private Lending - 3597 E Monarch Sky Ln Ste 240, Meridian, ID 83646, United States
Payette Financial Services - 202 N 9th St Ste 300, Boise, ID 83702, United States
