Vancouver fix and flip loans for a repositioning market.
Built for the active flipper. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. Clark County's exit costs run higher than a flat-transfer-tax state, and the entry basis here rewards a scope-driven spread over a bet on a low-basis purchase. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.
What does the exit tax actually cost on a Vancouver flip?
On an $800,000 sale, budget roughly $13,295, about 1.66% of price. Washington's real estate excise tax is graduated at the state level (1.10% on the first $525,000, 1.28% on the next tier) and stacks with a 0.50% local rate that applies across Clark County, including Vancouver. On an $800,000 sale that works out to state REET of $5,775 plus $3,520, or $9,295, plus $4,000 local, for about $13,295 total. That is a real line item to underwrite before you set your exit price, and it is bigger than a flat-transfer-tax state charges on the same sale.
Does Washington's capital gains tax touch my flip profit?
No. Washington's capital gains excise tax specifically excludes real estate transferred by recorded deed. The tax that drew headlines after Fisher Investments moved its headquarters out of Camas over it does not apply to a property sale at all. That's a genuine, checkable relief for a Clark County flipper: your rehab profit on a recorded sale sits outside that tax, on top of Washington having no personal or corporate income tax on income earned today. Talk to your CPA about how your entity structure treats the gain.
Is Vancouver a low-basis flip market or a repositioning market?
Repositioning, not low-basis, and pricing your deal on that assumption matters. Vancouver's mid-tier home value ran $511,271 in June 2026, and Camas ran $754,336, with values flat to slightly down year over year across the county. That's a half-million-dollar-plus entry point in the county seat before you touch a rehab budget. The spread here gets made on scope and execution, not on picking up stock at a fraction of replacement cost.
My rehab is running long. What's the property tax appeal deadline if I hold into a new assessment year?
Clark County gives you the longest window the state allows, and it still has a hard cutoff. The Board of Equalization sets the deadline as July 1 of the assessment year or within 60 calendar days of when your Notice of Value was mailed, whichever is later, and late appeals cannot be accepted. Clark County also allows a preemptive appeal filed January 1 through July 1, before you've even received a Notice of Value. If your flip's timeline crosses into a new assessment year, put that date on your calendar the day you close.
Can I wholesale a Vancouver contract before I close on a flip?
Yes. Washington exempts a buyer purchasing or disposing of property for its own account from real estate broker licensing, and assigning your own contract rights fits inside that exemption. Washington has no wholesaling-specific statute or disclosure mandate on top of it. If your exit is a straight assignment rather than a rehab, our transactional funding can fund the same-day close on the other end.
Does entry basis vary much within Clark County?
Yes, by hundreds of thousands of dollars, so pick your submarket before you pick your comp set. Vancouver's mid-tier value sits at $511,271; Battle Ground runs $611,494; Washougal $649,705; La Center $668,604; Ridgefield $675,596; Camas tops the county at $754,336. Property tax stacks move with it: total levy rates run from about 5.24 per $1,000 in rural Battle Ground School District areas up to 10.10 in parts of Ridgefield. A flip priced off the wrong city's comps misses on both the purchase and the carry.
How much do I need to bring to a Vancouver fix and flip?
About 10% of the purchase, plus closing costs. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. On a $500,000 Vancouver purchase that is up to $450,000 from us and $50,000 from you (500,000 x 90% = 450,000), with rehab drawn against the schedule instead of paid up front. Vancouver's mid-tier value ran $511,271 in June 2026, so a typical deal here sits right around that math, and the excise tax on the way out is a separate line to carry. Subject to underwriting.
What credit score do I need for a fix and flip loan in Vancouver?
There is no minimum score on this program. A Vancouver fix and flip is an asset-based loan, so the deal is underwritten on the property, the rehab scope, and the ARV rather than on your score. We do run credit, but it carries far less weight than it would at a bank, and there is no hard pull to start a conversation. Weaker credit is usually handled with lower leverage rather than a decline, which on a market with this entry basis means bringing a bit more than 10% to the table. Subject to underwriting.
Do you lend to first-time flippers in Vancouver?
Yes. First-time flippers are welcome on this program. You do not need a track record of completed projects to get terms. What we want to see is a credible scope and budget and an ARV the comps support. That matters more than usual here, because Vancouver is a repositioning market rather than a low-basis one, and the spread gets made on execution instead of on a cheap purchase. A first project with a tight scope prices better than an ambitious one with a thin contingency. Subject to underwriting.
What is the smallest fix and flip loan you will write in Vancouver?
$100,000, and the program runs up to $5M. Almost every Vancouver deal clears that floor without effort, since the city's mid-tier value ran $511,271 in June 2026 and Camas ran $754,336. The ceiling matters more than the floor in Clark County. On the top end, remember the loan is sized against up to 90% of purchase and up to 100% of rehab, capped to ARV, so a large Camas project is constrained by the after-repair number rather than by the $5M cap. Subject to underwriting.
More Fix and Flip questions, answered on the program 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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