Fix and Flip in Columbia

Not from a published schedule, so budget a buffer and confirm with the city. The City of Columbia runs an online building permit fee calculator, but no extractable Columbia permit fee schedule, plan-review timeline, or median issuance time could be located. Run your own numbers through the city's calculator and confirm the timeline with the Building and Site Development office before you finalize a rehab schedule, rather than budgeting a figure you have not confirmed.

No, an LLC-held flip pays the same rate as an owner-occupant. Missouri grants no homestead or owner-occupant exemption, so a Columbia investor pays the same 19% residential assessment ratio as anyone else. On a City of Columbia parcel, the 2025 levy stack totals 6.5484 per $100 of assessed value, which works out to about 1.2442% of market value (6.5484 x 19% = 1.2442). Columbia Public Schools alone makes up 85% of that bill (5.5542 / 6.5484 = 0.848), so most of the tax-carry conversation on a Columbia flip is really a school-district conversation. Confirm the current levy figure with the county before you finalize a pro forma, since the school board approved a rate decrease in August 2025 on rising values.

Not until the 2027 valuation date. Missouri reassesses on a biennial cycle as of January 1 of odd-numbered years, and Boone County's own assessor confirms new construction and improvements are valued as though completed as of the preceding odd year. A property improved during 2026 carries at its pre-rehab assessment through the rest of that year and is not picked up until the 2027 roll, so your holding-period tax line during the flip itself does not reflect the finished work.

Severe convective storm, wind and hail, not earthquake. Boone County sits in Missouri's hail corridor, and that is the peril to underwrite for a Columbia rehab hold, not the New Madrid seismic zone, which sits roughly 200 miles southeast and belongs on a different part of the state. No Boone County or Columbia-specific loss, premium, or roof-age figure from a primary source was located, so get a bindable quote before you lock a rehab budget rather than assuming a number.

About three weeks from first publication, which is faster than most conventional buyers can fund. Because Boone County contains a city of 50,000 or more, a Missouri trustee's sale here runs on the twenty-insertion daily-newspaper publication track rather than the shorter weekly-paper track used in smaller counties, continuing to the day of sale, on top of the twenty-day statutory notice floor. A flipper who cannot fund inside that window does not get the asset. We can issue a term sheet the same day and typically fund within 48 hours of clear title.

Yes, and it is worth flagging to the buyer before closing, not after. Columbia's Rental Unit Conservation Law requires a current Certificate of Compliance to operate a rental unit in the city, and that certificate transfers on a change of ownership only if the new owner files for the transfer within 90 days of title transfer, for a $15 fee. A Columbia rental purchased without that transfer filed inside the window is being operated unlawfully, so a flip exiting to a rental-buyer benefits from naming this step on the closing checklist.

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.