Boulder Hard Money and Investor Loans

Yes, across Boulder County. We fund deals in Boulder, Longmont, Louisville, Lafayette, Superior, Erie, Niwot, and Nederland. We're headquartered in Bee Cave, Texas, and every loan is business-purpose only, on investment property, with terms subject to underwriting. See how we lend across Colorado or talk to us.

It is the City of Boulder's energy standard, and it is a condition of the rental licence on every licensed unit. Effective January 2019, a licensed rental has to meet it before it can be leased, either by scoring 100 energy-efficiency points plus 2 water-conservation points on the prescriptive path, verified by a city-licensed Class G inspector, or by documenting a HERS rating of 120 or less. Manufactured homes, properties with attached accessory units, and short-term rentals are exempt. Non-compliance runs $150 to $500 for a first violation and $1,000 for a third, plus $250 per investigation. The city does not publish a typical cost to bring a unit to 100 points, since inspectors set their own rates, so price the scope into the rehab budget rather than after it. See the DSCR program. Subject to underwriting.

Because the tax area matters more than the town. Certified levies across the county's tax areas run from about 71 to 199 mills, and Superior alone spans nearly that whole range within its own town limits, where its metro districts stack tens of additional mills on top of the base town levy. On a like-for-like City of Boulder property, arithmetic on the certified 2024 levies puts an annual tax bill around $5,600, while the identical house in Superior can run from roughly $5,300 to $10,500 depending on the tax area. Talk to your CPA about your specific parcel. See the DSCR program. Subject to underwriting.

Not on the blended average, but detached rent tells a different story. Boulder's blended rent index puts the gross yield on a median city property near 3%, dragged down by student condo and apartment stock. Detached single-family rent runs well above that blended figure, so a house underwritten to its own asking rent, not the metro-wide average, pencils very differently. Population in Boulder County has been flat to slightly down, so the spread here is made at purchase, not on appreciation. See the DSCR program. Subject to underwriting.

Because the rules here reset fast, and a deal can't wait on a committee. A Boulder rental licence expires the moment ownership transfers, so a buyer often needs the inspection, and any SmartRegs work, scheduled before the day it closes. Getting a fast answer on financing matters more in a market where that clock starts running at closing. See the fix and flip program. Subject to underwriting.