Direct private lending in most states
Call us anytime at 512-617-9400
Apply now

Spokane Hard Money and Investor Loans

Spokane's lower entry basis and rent-to-value support DSCR that Seattle cannot match.

USA Mortgage funds investors across Spokane and Spokane Valley. Spokane and the Valley differ on tax stacks and permits. Rehab investors can file a tax exemption before finishing work. Business-purpose loans only, terms set in underwriting.

Apply nowCall us

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

The cash-flow side of the state

Spokane's mid-tier home value runs close to half of Seattle's, while the metro's gross rent-to-value ratio runs above Seattle's. That is a lower entry basis paired with a stronger rent-to-value ratio, which is why DSCR investors read Spokane for cash flow rather than appreciation.

Two tax bills that land close together

Spokane Valley's headline city levy looks small next to the city of Spokane's, but once its separate fire district and library district are added in, the two total stacks land within a few cents of each other, and both are on a rising path into 2026.

A statewide rent cap, and city-by-city permit timelines

Washington's statewide cap on annual rent increases applies to a Spokane rental the same as anywhere else in the state. Permit review timelines differ by city: Spokane Valley targets ten business days on commercial review, while the city of Spokane currently quotes four to five weeks to first review comments.

Loan programs in Spokane

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

Fix and Flip in SpokaneRental / DSCR in SpokaneGround-Up Construction in SpokaneCRE Bridge in SpokaneTransactional Funding in SpokaneBank Statement / No-Doc in SpokaneConventional Investment in SpokanePortfolio Loans in SpokaneCRE Permanent in SpokaneSBA Financing in Spokane

Spokane lending questions

Do you lend across the whole Spokane metro, not just the city?
Yes, across the Spokane metro. We fund deals in Spokane, Spokane Valley, Liberty Lake, Cheney, Airway Heights, Medical Lake, Deer Park, and Mead. USA Mortgage is headquartered in Bee Cave, Texas, and funds deals in most states with our own capital. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Washington or talk to us.
Why is Spokane described as the cash-flow side of Washington?
Because the entry basis runs far below Seattle's while rents hold up better against price. Spokane's mid-tier home value is roughly half of Seattle's, and the metro's gross rent-to-value ratio runs higher than Seattle's, a lower-cost basis paired with a better rent-to-value ratio, not a lower-priced market chasing appreciation. See the DSCR program. Subject to underwriting.
Does Spokane Valley actually have lower property taxes than the city of Spokane?
Not by the number that matters. The two total tax stacks land within a few cents of each other. Spokane Valley's own municipal levy is small, but Spokane Valley residents also pay a separate fire district and a separate library district that the city of Spokane already folds into its own general levy. Once every district is counted, Spokane Valley is, if anything, marginally higher, not lower. Talk to your CPA or tax advisor about your own parcel. See the DSCR program. Subject to underwriting.
Does Washington regulate rent increases on a Spokane rental?
Yes. A statewide cap on annual rent increases applies in Spokane, on top of anything the lease itself sets. Washington limits most annual rent increases on covered tenancies to seven percent plus the consumer price index or ten percent, whichever is less, published each year by the Department of Commerce, with 90 days written notice required. No additional local rent-control ordinance was found in Spokane, Spokane Valley, or Spokane County, but the statewide cap still applies here: Spokane rentals are not free of rent regulation. See the DSCR program. Subject to underwriting.
Is Spokane Valley really faster on permits than the city of Spokane?
On commercial review, Spokane Valley publishes a target and the city of Spokane publishes its actual backlog, and those are two different kinds of number. Spokane Valley targets a ten-business-day review date on commercial projects. The city of Spokane currently quotes four to five weeks to first review comments on commercial and residential work. Spokane Valley does not publish a residential review timeline, so a straight house-to-house comparison between the two cities cannot be made from what either city has published. See the ground-up construction program. Subject to underwriting.
Is there a tax break on a Spokane rehab, and what is the catch?
Yes, but the notice has to be filed before the work is finished, not after. Washington exempts a physical improvement to a detached single-family dwelling from property taxation for three assessment years, up to 30% of the value of the original structure, claimable once in a five-year period. The Spokane County Assessor's own guidance is explicit that notice to claim the exemption must be filed with the Assessor before the improvement is complete. A borrower who finishes the rehab first and files second loses the relief. Talk to your CPA or tax advisor before you rely on it. See the fix and flip program. Subject to underwriting.
What is the smallest loan you will write in Spokane?
$100,000 on most programs. Fix and flip, DSCR, and bank statement loans all start at $100,000. SBA starts at $350,000, and portfolio (blanket) loans start at $500,000 across five or more doors. Spokane's entry basis runs well below the west side of the state, so a low-priced single-family deal is the file most likely to sit under a floor. See the fix and flip program. Subject to underwriting.
Which Spokane loan programs have a credit score floor, and which do not?
Only the documented ones. DSCR and bank statement start at 640, conventional investment starts at 580, and transactional funding runs with no credit check at all. On the asset-based programs, fix and flip, commercial bridge, and ground-up construction, there is no minimum score: we run credit, but it carries far less weight than it would at a bank, and a weaker file is usually answered with lower leverage rather than a decline. No hard credit pull to start. See the DSCR program. Subject to underwriting.
How much cash do I need to bring to a Spokane deal?
It depends on the program, and the spread is wide. Fix and flip funds up to 90% of purchase and up to 100% of rehab, so roughly 10% of the purchase plus costs. DSCR, conventional investment, and bank statement top out at 80% LTV, so on a $400,000 Spokane rental that is $320,000 financed and $80,000 from you (400,000 x 80% = 320,000). Ground-up construction runs up to 85% of cost, and transactional funding covers 100% of the A-to-B purchase. See loan programs. Subject to underwriting.
Do you lend to a first-time investor in Spokane?
Yes. First-time flippers are welcome on the fix and flip program, and experience shows up in leverage rather than in a yes or no. On ground-up construction, experienced builders can access higher leverage, so a first build prices to a lower point instead of drawing a decline. On the asset-based programs the deal qualifies off the property and the equity, not W-2s or pay stubs. See the fix and flip program. Subject to underwriting.
Serving Spokane and nearby
SpokaneSpokane ValleyLiberty LakeCheneyAirway HeightsMedical LakeDeer ParkMead
Other markets
TexasCaliforniaWashingtonNorth CarolinaColoradoOklahomaFloridaGeorgiaTennesseeAustinDallasHoustonSan AntonioFort WorthTampaAtlantaNashvilleKilleenCollege StationDentonLubbockMcAllenMidlandOrlandoFort MyersCorpus ChristiEl PasoWacoTylerJacksonvilleMiamiFort LauderdaleWest Palm BeachOklahoma CityTulsaCharlotteGreensboroRaleighSarasotaColorado SpringsDenverFort CollinsSeattleTacomaVancouverLos AngelesInland EmpireSan DiegoSacramentoCentral ValleyBakersfieldWashington DCEverettBellinghamOlympiaTri-CitiesYakimaOrange CountyStocktonSan FranciscoOaklandNew BraunfelsGalvestonSan JoseSan Luis ObispoOxnardSanta RosaSan MarcosLaredoBoulderPuebloGrand JunctionNormanStillwaterLawtonEdmondBroken ArrowEnidMuskogeeSan BernardinoSan MateoSanta BarbaraFriscoWaxahachieForneyRockwallShermanSt. LouisSt. CharlesSpringfieldColumbiaMissouriKansas CityLibertyArnoldJoplinSee the map
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.

Funding Spokane deals fast.

Get real terms, usually same day. No obligation, no hard credit pull to start.

Apply nowTalk to us