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Program 05
Transactional Funding in Fort Collins
Same-day transactional funding for Fort Collins double closings.
For wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C, short-term transactional capital that bridges the gap and keeps your deal on schedule. Fort Collins and Loveland deals close through a title company's escrow, not an attorney, whichever county the parcel sits in, Larimer or Weld. Colorado has no wholesaler-disclosure law, so a contract-and-assign structure closes on the state's ordinary broker exemption. Business-purpose only, and every structure is set in underwriting.
Same-day
funding
100%
of purchase
Days
not weeks
No credit
check
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Funding is typically same-day with flat-fee pricing and no appraisal or credit check, since the loan is repaid from the simultaneous resale. Bring us the closing docs and we handle the rest.
Who it's for
Wholesalers
Assignment and double closes
Back-to-back closings
Time-sensitive resales
Typical terms
UseFunds the A-to-B leg
LeverageUp to 100% of purchase
TermDays, not weeks
PricingFlat fee
UnderwritingNo credit / appraisal
CloseSimultaneous
*Typical terms, subject to underwriting and market conditions.
Local FAQ
Transactional Funding in Fort Collins, answered.
Do I need a broker's license to wholesale in Fort Collins?
No, not if you're contracting and assigning as principal. Colorado's real estate broker definition, CRS 12-10-201(6)(b)(IV), excludes a person or entity acting on its own behalf as principal in acquiring or negotiating to acquire an interest in real estate, and a wholesaler who signs the purchase contract and assigns it fits that exclusion. Marketing the property itself, rather than the contract, for a fee is a different activity and can cross into unlicensed brokerage. Colorado also has no wholesaler-disclosure statute, despite what some investor forums claim, and none has been enacted statewide or in Larimer County as of this writing. Talk to a Colorado real estate attorney about your specific contract and assignment language before you rely on the exclusion.
Does closing twice in one day cost more in Colorado recording fees on a Fort Collins double close?
Barely, and it's the same flat amount on each leg. Colorado's documentary fee on a recorded deed is one cent per $100 of consideration, so the A-to-B and B-to-C legs each pay their own small fee on their own price. Recording itself went flat statewide on 2025-07-01: $40 per document plus a $3 technology surcharge, $43 total, regardless of how many pages your deed or deed of trust runs. That flat structure holds whether the parcel sits in Larimer County or Weld County, so a double close on the Fort Collins side of the metro line costs the same to record as one in Greeley. Colorado layers no local or state transfer tax on top in either county.
Who actually closes my double close in Larimer or Weld County, a title company or an attorney?
A title company runs the closing and holds escrow, not an attorney. Colorado is a title-company closing state: the title company holds earnest money, pays off liens, disburses funds, and records the deed, and that is the practice on both legs of a double close. Title insurance premiums in Colorado are filed by each underwriter with the Division of Insurance rather than set by a single statewide rate table, so the number can move if you shop it, unlike a promulgated-rate state. Line up a title company that can run both legs the same day and knows investor volume before you go under contract.
How does Colorado's foreclosure process affect the timing of distressed deal flow around Fort Collins?
Plan around a public trustee sale roughly 110 to 125 days out, not a courthouse auction next week. Colorado forecloses deeds of trust through the county public trustee rather than the lender's own trustee, and state law sets the sale 110 to 125 calendar days after the Notice of Election and Demand records for non-agricultural property. Larimer County (Fort Collins, Loveland, Timnath) and Weld County (Greeley, Windsor) each run their own public trustee's office, so confirm which county's office and timeline apply before you contract around a specific address. Only junior lienholders get a post-sale redemption window, there is no owner redemption, so title clears relatively fast once the sale happens. Talk to your attorney about where a specific sale stands before you tie up a deal on it.
Does Colorado's usury law limit what a transactional funding fee can charge?
There's a hard ceiling, but ordinary transactional pricing sits well under it. Colorado caps a loan finance charge at 45% APR, and knowingly charging more is a class 6 felony under the state's criminal usury statute, with no business-purpose carve-out from that cap. A same-day transactional funding fee, repaid within hours from the simultaneous B-to-C closing, is a small dollar amount relative to the loan size, but whether specific fee types count toward the 45% loan finance charge on a short-term commercial loan has not been settled by any Colorado case law we could locate. Talk to your attorney about fee structure on a deal with an unusual holding period before you rely on flat-fee pricing.
What if my double close falls apart and I end up holding the Fort Collins property?
You can pivot to a rehab loan instead of losing the deal. If your B-to-C buyer walks or their financing falls through, our fix and flip loan funds up to 90% of purchase and 100% of rehab so you can renovate and resell instead of carrying an assignment gone sideways. That is a separate underwriting decision from transactional funding, and either way your closing still runs through a Colorado title company's escrow, in Larimer or Weld County alike. Talk to us before your closing date, not after, so we can have terms ready if you need the fallback.
How much of a Fort Collins A-to-B leg do you fund, and what does it cost?
Up to 100% of the purchase price on the A-to-B leg, priced as a flat fee. There is no down payment to bring on that leg, because the loan is repaid hours later out of the simultaneous B-to-C closing. The other conveyance costs on a Fort Collins double close are small and flat: $43 per document to record since 2025-07-01, plus a documentary fee of one cent per $100 of consideration on each leg, the same in Larimer County or Weld. Subject to underwriting.
How long do I have the money on a Fort Collins transactional deal?
Days, not weeks. This is same-day capital: the A-to-B leg funds and the B-to-C closing repays it, and both legs run through the same Colorado title company's escrow. That short window is the whole product, so your end buyer's funds have to be real and ready before you set the date. Line up a title company that can run both legs the same day and knows investor volume before you go under contract. Subject to underwriting.
More Transactional Funding questions, answered on the program page
Resources
Guides for Transactional Funding
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Transactional · 4 min read
What Is Transactional Funding? (Double Closings for Wholesalers)
Read the guide Fix and Flip · 5 min read
Can You Fund a Fix and Flip With No Money Down?
Read the guide Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide Compare
Transactional Funding vs. other options
More in Fort Collins
Other programs in Fort Collins
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
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 2026-08-15.
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