Direct private lending in most states
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Boulder Hard Money and Investor Loans

Every licensed rental here must clear an energy standard before it's rented.

USA Mortgage funds investors across Boulder County. The greenbelt and Blue Line capped growth here. Yield here often comes from renting by the bedroom. Business-purpose loans only, terms set in underwriting.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

A second mortgage on a Boulder rental, first mortgage kept.

Second mortgages on Boulder County rentals you do not live in: $50K to $1M, up to 80% CLTV, first mortgage kept. Business purpose, subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

Supply is capped by charter, not by cycle

The Blue Line water limit, the greenbelt of more than 46,640 acres held by the city's Open Space and Mountain Parks department, and the Boulder Valley Comprehensive Plan's service-area boundary have kept new ground off the market for decades. Yield here tends to come from the ring towns, from detached rent, or from renting by the bedroom near CU, not from whole-house cash flow on the blended index.

A rental licence here doesn't survive a sale

Boulder requires a rental licence and a private inspection on every unit, and the licence expires the moment ownership transfers. Budget the inspection, and where it applies SmartRegs compliance, into every acquisition, not just the purchase price.

Ask which tax district, not which town

Boulder County's certified levies run from about 71 to 199 mills across its tax areas, and Superior alone spans nearly that entire range within one town's limits. Two houses a few streets apart can carry very different tax bills depending on the metro district each one sits in.

Loan programs in Boulder

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in BoulderFix and Flip in BoulderRental / DSCR in BoulderGround-Up Construction in BoulderCRE Bridge in BoulderTransactional Funding in BoulderBank Statement / No-Doc in BoulderConventional Investment in BoulderPortfolio Loans in BoulderCRE Permanent in BoulderSBA Financing in Boulder

Boulder lending questions

Do you lend across all of Boulder County, not just the city of Boulder?
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.
What is SmartRegs, and does it apply to a rental I buy in Boulder?
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.

Sources: bouldercolorado.gov

Why do property tax bills vary so much within Boulder County?
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.
Is Boulder a market where a rental actually cash flows?
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.
Why does a direct, business-purpose lender fit the way Boulder investors have to operate?
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.
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-28.

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