Fix and Flip in Boulder

About $5,622 a year on a Boulder-city house, using June 2026 values and tax year 2025 assessment rates. Colorado assesses residential property at two rates, one for school levies and one for everything else, and the City of Boulder's own municipal mill levy, 11.648 mills, is actually the lowest of any Front Range city in this set. But the total tax-area levy including schools runs 86.884 to 105.141 mills inside city limits. On the June 2026 mid-tier Boulder value of $956,462 at the tax year 2025 rates of 7.05% for schools and 6.25% for local government, that works out to roughly $3,248 on the school side and $2,374 on the local side, about $5,622 total, or 0.59% of value. Colorado has no homestead-style cap or exemption an investor forfeits, so that is simply what the parcel costs, and the assessment rates do shift by tax year. Prorate it across the hold: a 6-month flip carries about half a year's bill. Outside city limits the number moves fast by tax area, not by town, so confirm the specific parcel's tax area with the title company before you close.

You cannot legally lease it until the unit passes SmartRegs. Every licensed rental in the City of Boulder must meet the SmartRegs energy standard before it can be rented: the prescriptive path requires 100 energy efficiency points plus 2 water conservation points, verified by a city-licensed Class G inspector, or a HERS rating of 120 or less on the performance path. Non-compliance runs $150 to $500 for a first violation and up to $1,000 for a third, plus $250 per investigation. If your exit plan has a fallback to renting, price the SmartRegs scope, insulation, air sealing, windows, mechanicals, into the rehab budget from day one, not after the flip fails to sell. A DSCR rental loan is the product to have ready if that fallback becomes the plan.

Yes, it opened a value-add play that didn't exist two years ago. Boulder City Council repealed its occupancy limits on unrelated persons on 2025-03-06, ending a cap that had governed how many bedrooms a house could legally rent for decades. The cap is gone, but the city still enforces International Property Maintenance Code minimums, a bedroom of at least 70 square feet and 50 square feet per occupant. A flip that legally adds bedrooms near CU now has real room to work with, bounded by code, not by headcount. Scope the addition against actual IPMC minimums before you price it, and lean on your general contractor for egress compliance.

It can, if your scope adds a dwelling unit. Under Boulder Revised Code chapter 9-13, a residential development of four or fewer units, including a single detached house, owes a 20% affordable-housing obligation, payable as an on-site unit, a dedicated off-site unit, dedicated land, or cash paid to the Affordable Housing Fund. Denver's comparable rule doesn't apply until ten units, so a Boulder scope that adds an accessory dwelling unit or splits a lot carries a cost a Denver investor never budgets for. The current cash-in-lieu dollar rate isn't published anywhere reliable enough to quote here and it adjusts annually, so confirm the number with the city's planning department before you underwrite the deal.

Replacement cost, not actual cash value, and don't assume wildfire is the live risk. The Marshall Fire destroyed more than 1,000 homes in Louisville, Superior, and unincorporated Boulder County in December 2021, burning suburban subdivisions on flat ground rather than mountain cabins, and at least two-thirds of affected households carried an insurance gap averaging more than $100,000 between policy limits and rebuild cost. Insurers now price this county against that history. Require replacement-cost coverage, not ACV, on the collateral while you hold it, and expect roof age and roof class, not brush clearance, to drive the quote, unless the property sits above the Blue Line near Nederland, the genuine wildfire-urban-interface corridor in this county.

Close to nothing, next to a transfer-tax state. Colorado charges a documentary fee of one cent per $100 of consideration, so a $700,000 sale runs $70, and recording is a flat $43 per document regardless of page count, with no state or local transfer tax in this metro. That keeps your rehab return from getting taxed away at the closing table. Colorado also files title insurance rates with the state rather than fixing them, so it's worth asking your title company whether it will quote a reissue rate if you also financed the purchase through us.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.