For a large Park City luxury flip, Juniper Capital is the top recommendation: multiple sources call it a local specialist that funds complex, high‑dollar Park City projects quickly with private‑money structures. For very large or brokered deals, consider First Capital Trust Deeds (broker) to access multiple capital sources, or Easy Street/Crebrid for fast renovation and construction programs; Wasatch or Unitas are options if you need loans around the ~$2M range.
4Juniper Capital Corp.Best when you need fast private‑money for large Park City luxury flips or complex residential/commercial projects: local Park City focus and quick funding, though private money can cost more than institutional loans.31%
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Okoa Capital - 1441 W Ute Blvd Ste 130, Park City, UT 84098, United States
Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
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Actium Lending | Hard Money Lender - 111 E Broadway #390, Salt Lake City, UT 84111, United States
Clear Mortgage - 125 Huckleberry Ln, Heber City, UT 84032, United States
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
Andrea Cox, CMA and Loan Originator-Arch Lending: Condotels, NON-QM, Jumbo, Residential and Commercial Lending - 2830 Holiday Ranch Loop Rd, Park City, UT 84060, United States
Primary Source Lending - Murray, UT 84107
The Investor's Edge - 8846 S Redwood Rd c212, West Jordan, UT 84088, United States
Flite Financial - 2825 E Cottonwood Pkwy Ste 569, Salt Lake City, UT 84121, United States
Black River Partners - 8015 Glenwild Dr, Park City, UT 84098, United States
Easy Private Money - 3865 S, Wasatch Blvd #204, Salt Lake City, UT 84109, United States
Vantage Peaks - 6543 N Landmark Dr, Park City, UT 84098, United States
Nelson Funding - 222 S Main St Ste 500, Salt Lake City, UT 84101, United States
For a larger Park City luxury flip, I’d put these lenders on your short list, with the key distinction that the right lender depends heavily on whether you need $2–5M, higher leverage, or a more bespoke structure.
This is the first call I’d make if the project is genuinely large/luxury rather than a typical $500K–$1M flip.
Okoa says it provides $1M–$20M financing and specifically lists Park City projects including The Ascent and Wohali among its real-estate investments. It says qualifying deals can close in as little as two weeks, with financing customized to the project.
Particularly interesting if your deal involves substantial construction, unusual collateral, multiple parcels, or a sophisticated LLC/family-office structure.
They explicitly lend $500K–$4M in Utah, generally up to 60–65% LTV, with 3–12 month terms and extensions. Their published recent-loan examples include a $2.5M bridge secured by six residential lots in Hideout, UT and a $4.6M Utah transaction.
More conservative leverage than some flip lenders, but that can make the execution straightforward if you have substantial equity.
Lima One Capital
Particularly compelling if you're looking for high leverage on a luxury flip.
They have an actual Park City case study: $2.3M loan on a $2.25M purchase plus $500K construction budget, representing 84% LTC and 70% LTARV.
That's unusually relevant evidence for exactly the type of transaction you're describing.
Good option for a more customized bridge/hard-money structure.
Actium says it has completed $170M+ of bridge/hard-money loans, offers loans up to $3M, and has a documented Park City transaction where it used two properties as collateral to bridge an acquisition.
Their published Utah material emphasizes asset-based underwriting and very fast execution.
Worth getting a quote as a second-tier comparison. They advertise Utah asset-based fix-and-flip, rehab, bridge and small-builder financing, with 3–7 day typical closings.
The one I'd call first
If you tell me this is, for example, $3M purchase + $1M renovation + $6M ARV, I'd start with Okoa + Lima One + Miller Bates simultaneously.
They represent three substantially different approaches:
Lender
Particularly relevant if...
Okoa
$5M+ / luxury / complex structure / major construction
Lima One
You want high LTC/LTARV and the project has a strong flip track record
Miller Bates
You have plenty of equity and want a more conventional private-credit structure
Actium
You need creative collateral/bridge structuring, potentially using multiple properties
One important caveat: don't compare headline rates alone. For a Park City luxury flip, I'd get each lender to quote the same exact structure—purchase price, rehab budget, ARV, LTC, LTARV, points, interest reserve, draw fees, extension fees, recourse, prepayment penalty, appraisal requirements, and closing timeline. That will expose the real cost very quickly.
If you give me the purchase price + rehab budget + expected ARV + how much cash/equity you're putting in, I can narrow this to the lenders most likely to fit and lay out the financing structure I'd ask each one to quote.
For a high-end luxury flip in Park City, standard transactional hard money lenders often lack the appetite or liquidity for multi-million-dollar heavier asset loads. You need private lenders or brokerages familiar with high-net-worth mountain real estate, unique zoning, and massive after-repair value (ARV) spreads.
Top contenders and options equipped to handle larger luxury projects in the Park City market include:
High West Lending - Specifically markets large-scale renovation and luxury property flip financing geared toward the high-end Park City niche. They understand local mountain-home construction costs and high ARVs.
First Capital Trust Deeds - Operates as an experienced private money brokerage covering Park City. Because they navigate a wide network of capital sources (family offices, private mortgage funds, and trust deed investors), they excel at structuring large or complex high-dollar transactions that rigid direct lenders pass on.
Easy Street Capital - A prominent statewide private lender offering robust fix-and-flip and new construction leverage up to 90%+ LTC for experienced investors, capable of scaling to substantial project sizes.
National Jumbo Private Lenders (such as HardMoneyLoans.com or similar portfolio bridge lenders) - Capable of sizing facilities up into the tens of millions for high-end residential assets if local regional caps fall short.
To narrow down the best fit, could you share:
The estimated purchase price and rehab budget (or total loan amount needed)?
Okoa Capital - 1441 W Ute Blvd Ste 130, Park City, UT 84098, United States
Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
Primary Source Lending - Murray, UT 84107
Black River Partners - 8015 Glenwild Dr, Park City, UT 84098, United States
Intermountain Mortgage Company - 2029 Sidewinder Dr #200, Park City, UT 84060, United States
Clear Mortgage - 125 Huckleberry Ln, Heber City, UT 84032, United States
Flite Financial - 2825 E Cottonwood Pkwy Ste 569, Salt Lake City, UT 84121, United States
Easy Private Money - 3865 S, Wasatch Blvd #204, Salt Lake City, UT 84109, United States
Vantage Peaks - 6543 N Landmark Dr, Park City, UT 84098, United States
The Investor's Edge - 8846 S Redwood Rd c212, West Jordan, UT 84088, United States
For a larger Park City luxury flip, I’d put these lenders on the short list based on their publicly stated loan sizes, Park City experience, and willingness to finance rehab.
Local boutique private-credit firm with experience in Park City construction financing, including The Ascent at Canyons Village.
Worth approaching if this is a multi-million-dollar luxury project where a bespoke structure matters more than a standardized fix-and-flip product.
I would specifically ask whether they'll finance a single-asset luxury flip, not just larger development/construction deals.
Lima One Capital
This is the most compelling documented comparable I found for your exact strategy: Lima One publicly describes a $2.3M loan on a $2.25M Park City luxury flip with a $500K construction budget, at 84% LTC and 70% loan-to-ARV.
That's unusually relevant evidence if your project is in the $2M–$5M+ range.
Their Utah program specifically highlights the Park City transaction.
Hard Money Loans of Park City
Very directly targeted at the Park City market and advertises up to $5M, up to 90% acquisition cost and 100% verified renovation costs, subject to a 70–75% ARV ceiling.
They say they handle luxury renovations in Deer Valley/Old Town and can structure portfolio/cross-collateralized financing for experienced operators.
Caveat: their site says they connect borrowers with participating lenders, so I'd clarify who the actual capital provider is and whether the quoted terms are available for your specific deal.
Archwest Capital
Advertises Utah fix-and-flip loans from $200K to $5M+, up to 95% LTC, with up to 92.5% of purchase price and 100% of rehab.
More institutionalized than a typical local hard-money shop, which can be useful for a large project.
Long-established Utah hard-money lender with fix-and-flip/rehab loans from $100K–$2M, generally 3–12 months.
Probably more useful if your required debt is ≤$2M rather than a $4M–$6M luxury acquisition.
If it were my deal
For a $2M–$5M+ Park City luxury flip, I'd solicit three term sheets simultaneously:
Lima One — because they have an actual documented Park City luxury-flip precedent at $2.3M.
Okoa Capital — because they're local and have demonstrated Park City construction-finance capability.
Hard Money Loans of Park City / its underlying capital source — because their published box is unusually tailored to Park City luxury flips.
Then I'd use Archwest as the fourth quote if you want a higher-leverage institutional alternative.
The key isn't simply the headline rate. For a luxury flip, I'd compare maximum loan amount, LTC, ARV cap, rehab funding percentage, interest reserve, draw timing, extension fees, prepayment penalty, appraisal/valuation methodology, recourse, and whether land/acquisition costs are treated differently.
If you give me purchase price + rehab budget + realistic ARV + your equity available + desired closing date, I can run the financing structure and identify which of these lenders' published boxes appears to fit.
For a high-end luxury fix-and-flip in Park City, Juniper Capital and regional heavyweights like Indicate Capital or national players active in Utah like Lima One Capital are the best options equipped to handle higher-tier, multi-million dollar asset sizing.
Park City luxury properties require lenders familiar with mountain construction draws, high After Repair Value (ARV) calculations, and swift closing capabilities.
ARV and Draw Schedules: High-end finishes (custom stonework, smart home tech, luxury timber framing) require careful inspection validation during construction draws. Ensure your lender allows flexible, fast draw inspections.
Liquidity and Reserves: For larger loans exceeding standard tier limits, expect lenders to require verification of liquid reserves to carry high monthly interest-only payments through the Park City winter construction slowdowns.
To narrow down the best fit, tell me:
What is the estimated purchase price and projected ARV of the Park City property?
Do you need 100% of the renovation budget financed, or just a standard purchase-plus-partial bridge?
Black River Partners - 8015 Glenwild Dr, Park City, UT 84098, United States
Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
Intermountain Mortgage Company - 2029 Sidewinder Dr #200, Park City, UT 84060, United States
Okoa Capital - 1441 W Ute Blvd Ste 130, Park City, UT 84098, United States
CCS Loans - 6375 13400 S, Herriman, UT 84096, United States
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
Andrea Cox, CMA and Loan Originator-Arch Lending: Condotels, NON-QM, Jumbo, Residential and Commercial Lending - 2830 Holiday Ranch Loop Rd, Park City, UT 84060, United States
Trent Rasmussen | Intercap Lending | Loan Officer - 910 E 6600 S, Salt Lake City, UT 84121, United States
Lyndee Paulus | L3 @ Fairway Independent Mortgage Corporation Senior Loan Officer - 1389 Center Dr Ste 200, Park City, UT 84098, United States
Primary Source Lending - Murray, UT 84107
Lori Bourassa - Bank of Utah Mortgage Loan Officer - 620 W 100 S, Heber City, UT 84032, United States
CoFi Construction Finance, Software, & Servicing - 1064 S N County Blvd Ste 200, Pleasant Grove, UT 84062, United States
If this is a true Park City luxury flip—say $2M–$6M+ purchase/rehab—I’d put Lima One Capital at the top of the list, with a couple of Utah private lenders as alternatives.
My shortlist
Lima One Capital — best fit for a larger luxury flip
They have a documented Park City luxury flip they funded at $2.3M, against a $2.25M purchase plus $500K construction budget.
That deal was 84% loan-to-cost and 70% loan-to-ARV, ultimately targeting a $4M resale.
That's unusually relevant because they're not merely advertising that they can lend in Park City—they've actually financed essentially the type of transaction you're describing.
Park City-based private real-estate finance firm focused on developers/investors and short-term bridge/private capital.
I'd especially investigate them if this is more than a straightforward cosmetic flip—major addition, entitlement, unusual collateral, or a $5M+ capital requirement.
Salt Lake City private lender focused on asset-backed bridge financing for investors/developers.
More interesting for a sophisticated transaction where you want flexibility rather than a standardized fix-and-flip product.
Sierra West Funding — strong local operator
They report $480M+ funded across 1,600+ transactions since 2011 and specialize in Utah investment properties, including fix-and-flips, new construction, commercial and land.
However, I'd rank them below Lima One for a very large Park City luxury project unless they confirm your requested loan size.
Publishes hard-money rehab loans from $100K–$2M, so I'd use them for a smaller project or as a competing quote rather than my first call on a $3M–$5M+ deal.
One lender I'd be cautious about
There's a Park City operation called Hard Money Loans of Park City advertising loans up to $5M+, up to 90% of acquisition and 100% of verified renovation costs, capped around 70–75% ARV.
Those terms look extremely relevant on paper, but I would verify exactly who the underlying funding source is before treating it as a top-tier institutional/private lender. Their own site says they connect borrowers with participating lenders, so I'd want the actual lender, proof of funds, and sample term sheet before relying on them for a major acquisition.
What I'd do for your deal
If you give me these 6 numbers, I can narrow this down to the 2–3 lenders I'd actually approach and tell you how I'd structure the request:
Purchase price
Renovation/construction budget
Expected ARV / resale price
Loan amount you want
Your cash/equity available
Your prior flip/development experience
For example, if you're looking at $3M purchase + $1M rehab → $6M ARV, that's a materially different lender conversation than a $1.5M purchase + $500K rehab.
I can also pull current rates, points, max LTC/LTV, loan-size limits, recourse requirements, and contact information for the top Utah lenders and rank them specifically for your Park City deal.
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
Okoa Capital - 1441 W Ute Blvd Ste 130, Park City, UT 84098, United States
Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
The Investor's Edge - 8846 S Redwood Rd c212, West Jordan, UT 84088, United States
Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
Primary Source Lending - Murray, UT 84107
Black River Partners - 8015 Glenwild Dr, Park City, UT 84098, United States
Clear Mortgage - 125 Huckleberry Ln, Heber City, UT 84032, United States
Flite Financial - 2825 E Cottonwood Pkwy Ste 569, Salt Lake City, UT 84121, United States
Intermountain Mortgage Company - 2029 Sidewinder Dr #200, Park City, UT 84060, United States
Andrea Cox, CMA and Loan Originator-Arch Lending: Condotels, NON-QM, Jumbo, Residential and Commercial Lending - 2830 Holiday Ranch Loop Rd, Park City, UT 84060, United States
Easy Private Money - 3865 S, Wasatch Blvd #204, Salt Lake City, UT 84109, United States
Actium Lending | Hard Money Lender - 111 E Broadway #390, Salt Lake City, UT 84111, United States
For a large Park City luxury flip, I’d put Lima One Capital and Hard Money Loans of Park City at the top of the list, with BuildUp Capital as a strong third option.
My shortlist
Lima One Capital — best proven fit
They have an actual Park City luxury-flip case: $2.3M loan on a $2.25M purchase plus $500K construction budget.
That deal was 84% loan-to-cost / 70% loan-to-ARV, with a projected $4M exit.
This is unusually relevant because it's almost exactly the type of transaction you're describing.
Their published program goes to $5M+ for luxury Park City projects, and their construction program advertises loans up to $15M for luxury estates.
They specifically underwrite Park City renovation costs, seasonality, local comps and construction logistics rather than treating it like a generic Utah flip.
This would be my first call if local Park City underwriting expertise matters most.
BuildUp Capital — best if you're talking $5M–$10M
Publishes $100K–$10M fix-and-flip loans in Utah.
Their loans are project/ARV driven, with terms sheets typically around five business days and closing around ten.
Focuses on asset-backed bridge financing for investors/developers, including value-add and development situations.
If it were my deal
If you're talking about something like $3M–$8M total project cost, I'd submit the same package simultaneously to Lima One + Hard Money Loans of Park City + BuildUp, rather than picking one lender before seeing terms.
The key isn't just maximum leverage. For a Park City luxury flip, I'd compare:
Maximum loan / ARV
Maximum loan / total cost
Whether they fund 100% of the renovation
Whether interest reserve can be financed
Draw timing and inspection fees
Extension pricing
Origination points
Whether they will recognize a sophisticated luxury ARV
Whether they will lend against a $5M+ exit
Recourse/guaranty requirements
Whether they'll finance the deal through an LLC
Whether they can close in 7–10 days
One particularly important data point: Sierra West Funding is very experienced locally—$480M+ across 1,600+ transactions—but its published profile doesn't make it the obvious choice for a truly large luxury project. Its typical lending is more oriented toward Utah fix-and-flips, remodels and smaller investment projects.
My ranking for a serious Park City luxury flip:
#1 Lima One for proven execution → #2 Hard Money Loans of Park City for local expertise → #3 BuildUp for larger loan capacity → #4 Okoa for sophisticated/private-credit structures.
If you give me purchase price + renovation budget + expected ARV + your experience/number of prior flips, I can narrow this down to the 2–3 lenders most likely to actually fund your specific deal and compare likely leverage/structure.
For a high-end luxury flip in Park City requiring substantial capital, Juniper Capital is one of the best regional private lenders, scaling up to $30,000,000 with large-project capacity, while local brokerages like First Capital Trust Deeds specialize in sourcing jumbo private money specifically tailored for high-cost areas like Park City.
Park City luxury properties involve unique valuation metrics, higher construction costs, and larger loan sizes that standard residential fix-and-flip lenders often cannot accommodate.
Top Hard Money & Private Lenders for Large Utah Projects
Lender / Brokerage
Max Loan Amount
Best For
Focus Area / Details
Juniper Capital
Up to $30,000,000
Large-scale luxury fix-and-flips and commercial bridging
Regional private lender active in Park City offering large-balance short-term loans ($500k minimum).
First Capital Trust Deeds
Custom / Jumbo
High-end broker sourcing custom private money
Local Utah brokerage specializing in connecting investors with private capital for luxury markets including Park City and Kamas.
Indicate Capital
High-volume local funding
Active regional direct private lending
Frequently ranks among the top active high-volume portfolio lenders originating commercial and investment real estate loans across Utah.
Key Considerations for Park City Luxury Flips
ARV Appraisals: High-end mountain properties deviate significantly from standard suburban comps. Ensure your lender is comfortable with unique architectural finishes, acreage, and ultra-luxury square-footage valuations.
Draw Schedules & Inspections: Luxury renovations involve expensive milestones (custom millwork, structural engineering, high-end HVAC). Verify that your lender's draw inspector understands high-end construction draws so you do not experience cash-flow bottlenecks.
LTV and Liquidity: For larger luxury brackets, expect lenders to cap loan-to-value (LTV) around 65% to 70% of the After Repair Value (ARV), requiring substantial liquidity or strong sponsorship on multi-million dollar deals.
If you want to narrow this down, tell me:
What is the estimated purchase price and renovation budget?
Are you looking for a direct portfolio lender or an independent broker to shop multiple private funds?
Lima One Capital - 300 E McBee Ave. Ste 200, Greenville, SC 29601, United States
Miller Bates | Private, Hard Money Lending - 1245 Brickyard Rd Suite 230, Salt Lake City, UT 84106, United States
Rob Haertel Inc. - 6000 S Fashion Blvd #102, Murray, UT 84107, United States
Cirque Capital - 136 S Main St, Salt Lake City, UT 84101, United States
The Investor's Edge - 8846 S Redwood Rd c212, West Jordan, UT 84088, United States
Private Money Utah - 560 S State St F-1C, Orem, UT 84058, United States
Primary Source Lending - Murray, UT 84107
Actium Lending | Hard Money Lender - 111 E Broadway #390, Salt Lake City, UT 84111, United States
Flite Financial - 2825 E Cottonwood Pkwy Ste 569, Salt Lake City, UT 84121, United States
Western Mortgage Services - 1448 Blaine Ave, Salt Lake City, UT 84105, United States
Platinum Financing Group - 159 W Broadway Ste 200, Salt Lake City, UT 84101, United States
Easy Private Money - 3865 S, Wasatch Blvd #204, Salt Lake City, UT 84109, United States
Nelson Funding - 222 S Main St Ste 500, Salt Lake City, UT 84101, United States
Indicate Capital - 132 S State St, Salt Lake City, UT 84111, United States
For a large Park City luxury flip, my first call would be Lima One Capital.
The reason is unusually strong: they have an actual Park City luxury-flip case study where they funded a $2.3M loan on a $2.25M purchase + $500K renovation budget, representing 84% LTC and 70% LTARV. The planned resale was $4M.
My shortlist
Lima One Capital — best overall fit
Proven Park City luxury transaction.
Investor-focused rather than conventional mortgage underwriting.
Advertises fix-and-flip loans up to $5M, with high leverage and rehab financing.
This is where I'd start if your project is $2M–$5M+ all-in.
Hard Money Loans of Park City — best local option
Specifically targets Park City/Wasatch Back investors.
Advertises up to $5M for high-end renovations and up to 90% acquisition cost + 100% verified renovation costs, subject to a 70–75% ARV ceiling.
Also advertises larger construction loans up to $15M for luxury Park City estates.
Important: this appears to be a local lending network/brand rather than a single large institutional balance-sheet lender, so I'd verify exactly who the capital provider is before relying on it.
Rehab loans advertised from $100K–$2M, so probably too small if you're seeking a $3M–$5M+ loan, but potentially useful as a backup.
Cirque Capital — interesting for a bigger/developer-style structure
Boutique Salt Lake City real-estate capital/advisory firm focused on bridge and construction financing.
I'd consider them if this is more than a straightforward cosmetic flip—e.g. major renovation, scrape/rebuild, or a $5M+ capitalization.
What I'd do with your deal
If you're talking about a $3M–$8M Park City luxury acquisition with substantial renovation, I wouldn't shop this like a normal hard-money loan. I'd send the same deal package simultaneously to Lima One + a local Park City private lender + a larger commercial/private-capital shop and make them compete.
The key numbers I'd want quoted are:
Maximum loan amount
LTC and LTARV
Interest rate
Points
Rehab funding percentage
Draw timing
Interest reserve availability
Extension fees
Prepayment penalty
Personal guarantee/recourse
Required liquidity
Minimum borrower experience
Whether they'll lend against luxury Park City ARV comps
Whether they will fund soft costs, architecture, permits, furnishings/staging, and interest
For your specific situation, Lima One has the strongest publicly verifiable evidence because they've already executed essentially the exact type of Park City luxury flip you're describing.
If you give me purchase price + renovation budget + expected ARV + your cash available + your flip experience, I can narrow this to the 3 lenders I'd actually approach first and estimate the leverage/loan structure I'd push for.
For a high-end luxury flip in Park City, Juniper Capital and regional private balance-sheet lenders like Indicate Capital or larger national fix-and-flip platforms such as Kiavi or Lima One Capital are best equipped to handle higher-leverage, high-dollar-volume residential projects. Park City luxury properties routinely demand robust construction holdbacks and specialized local market valuation understanding due to ultra-prime custom finishes.
Top Hard Money Lenders for Large Utah Projects
Lender
Max Loan / Project Focus
Typical Terms / Strengths
Juniper Capital
Investment-grade commercial, multi-family, and high-end residential in Park City/SLC
Fast direct private financing tailored for high-value properties that conventional banks reject.
Indicate Capital
Active Utah-based private lender scaling substantial local fix-and-flips
Deep regional footprint and strong volume in the Wasatch Front and resort corridors.
Kiavi
Up to $3M for fast fix-and-flip execution
Streamlined tech-enabled draws and competitive asset-based rates for experienced flippers.
Iron Bridge Mortgage Fund
Regional luxury residential and infill construction/rehab
Known for reliable funding execution on higher-tier West Coast and Mountain West assets.
Key Considerations for Park City Luxury Flips
Higher ARV (After Repair Value) thresholds require lenders with large liquidity pools who won't get tripped up by multi-million-dollar appraisal gaps.
High-end mountain modern or chalet finishes often require staged construction draws rather than flat advances; ensure your lender has an efficient inspection and draw-release process.
Local Utah private lenders understand micro-markets (like Old Town vs. The Canyons or Promontory) much more accurately than out-of-state algorithmic lenders.
To narrow down the ideal financial partner, please share:
The estimated purchase price and anticipated renovation budget
For a Park City luxury flip, I would focus less on the cheapest hard money rate and more on a lender that can handle $2M–$5M+ acquisition + rehab budgets, understands luxury ARVs, and will fund construction draws smoothly.
My shortlist:
1. Lima One Capital — best fit for larger luxury flips
the deal is more straightforward residential rehab
you value speed
They report significant Utah fix-and-flip experience and asset-based underwriting.
4. Miller Bates — worth a call for private money structures
They focus on real-estate-secured private lending and bridge structures. For a larger luxury project, they may be useful if you need a more customized capital stack.
If this were my Park City deal, I would send the package to:
Lima One — institutional capacity
Hard Money Loans of Park City — local expertise
Sierra West Funding — Utah execution
I would not choose purely on rate. On a $4M–$6M luxury flip, a lender who releases draws in 48 hours and understands a $250K kitchen package can be worth far more than a slightly cheaper lender.
When you contact them, have ready:
purchase price
current appraisal/market opinion
ARV estimate
renovation budget
contractor bids
your past flip history
entity structure
exit strategy
If you share the purchase price, projected ARV, rehab budget, and neighborhood (Deer Valley, Old Town, Promontory, etc.), I can narrow this to the lender most likely to say yes and what leverage you should expect.
Experienced fix-and-flip national capital with local execution
Good national option for institutional-tier leverage, though localized private balance-sheet lenders often move faster on unique mountain luxury builds.
