CRE Bridge in Boulder

Industrial and flex space along the Highway 36 corridor through Louisville and Superior, and Boulder's own east-side commercial parks in Flatiron Park and the software and life-sciences cluster near the Louisville/Superior interchange. The greenbelt and the charter-level Blue Line elevation limit mean there is no new ground to compete with, so a repositioning or lease-up deal is fighting for existing buildings, not racing new supply. We found no metro-level CRE vacancy, rent, or cap-rate series for Boulder County, so we underwrite the tenant and the lease, not a published market number.

Because a reposition or lease-up needs to move on a timeline a bank underwriting committee cannot match, and Boulder is a scarcity market where the building you can buy today will not be replaced. The Blue Line, the greenbelt, and the Boulder Valley Comprehensive Plan service-area boundary have capped new development ground for decades, so the deal is stabilizing what already exists, not building new supply to compete with it. We fund that middle stretch with our own capital, up to $10M and 75% LTV, interest-only, for 24 to 36 months, then refinance you into permanent debt we also place in house.

Commercial real estate assesses at 27% of value for tax year 2025, roughly four times the residential rate on the same price tag, and which tax area the parcel sits in can move the bill more than the mill rate alone suggests. A $2,000,000 Boulder County commercial building assessed at the tax year 2025 rate of 27% is $540,000 of assessed value. That rate is set by tax year and has been scheduled to move, so confirm the current one with the assessor. Boulder County's certified tax-area levies run from 70.836 to as high as 199.108 mills, and the spread is not just town to town: inside the City of Boulder it runs a narrow 86.884 to 105.141, while Superior's town-center and interchange metro districts stack the same town's levy from 96.949 up to 199.108. On our illustrative $540,000 assessed value, that is roughly $46,900 a year at the low end of the City of Boulder's range and roughly $107,500 a year at Superior's high end, the identical building. Ask which tax area, not which town, before you underwrite the number.

Colorado forecloses through a county public trustee, not a first-Tuesday auction or a lender-appointed trustee, and there is no owner redemption period after the sale. The lender records a notice of election and demand with the public trustee, who publishes the notice, and a Rule 120 court order clears the way to sale on a clock that runs roughly 110 to 125 days from the notice to the sale date. Junior lienholders, not the owner, hold any post-sale redemption right. Colorado routes a deed of trust through a public official and a court order rather than a private trustee sale, which is worth knowing before you sign a note secured by Boulder County property. Ask your attorney how the timeline applies to your specific deal.

Yes. The program is bridge or cash-out, up to 75% LTV and up to $10 million, interest-only, for 24 to 36 months. Cash-out makes the most sense here on a stabilized building along the Highway 36 corridor or in one of Boulder's own commercial parks, where the greenbelt and the Blue Line mean the tenant you already have is not about to face a wave of new competing space. Recording costs stay low regardless of loan size: Colorado charges a flat $43 per recorded document and a documentary fee of one cent per hundred dollars of consideration, with no transfer tax in this metro. Subject to underwriting.

At least 25% of value. We lend up to 75% LTV, up to $10 million, interest-only, on a term of 24 to 36 months. On a $2,000,000 Boulder County building that is up to $1,500,000 from us and $500,000 from you (2,000,000 x 75% = 1,500,000). Because we could not locate a metro-level CRE vacancy, rent, or cap-rate series for Boulder County, the tenant and the lease carry the value question here more than a published market comp does. Subject to underwriting.

Bridge capital is for repositioning or stabilizing a commercial property before permanent financing: value-add, lease-up, a partner buyout, or pulling equity out through a cash-out. We lend across property types on terms up to 24 to 36 months, with loans up to $10M.

Our commercial bridge pricing starts around 9%, interest-only, up to roughly 75% loan-to-value, on terms up to 24 to 36 months. Published bridge pricing generally runs 8% to 12% with 1 to 3 points. Final terms depend on the asset, the business plan, and sponsor strength.

Commercial deals usually close in 2 to 4 weeks. They take a little longer than residential because of the appraisal, the rent roll and operating-statement review, and any third-party reports. We move as fast as the diligence allows and keep one point of contact on your file.

Not necessarily at closing. Bridge loans are often underwritten interest-only to the as-stabilized business plan rather than a minimum in-place DSCR, since the property is being repositioned. We do want to see a credible path to stabilization and enough in-place income or reserves to carry the loan.

Typically the purchase contract or current debt, a rent roll and trailing-12-month operating statement, your business plan and renovation budget, and sponsor financials. Larger assets may also need a property condition report and an environmental review. We will give you a clear checklist up front.

Most bridge loans are recourse with a personal guarantee, while lower-leverage non-recourse can be possible on stronger assets. Cash-out is available when there is equity to support it. We structure recourse and leverage around the specific deal.