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UNITEDLENDING

Investment property loans · Ada County, ID

Hard money, fix and flip and DSCR loans in Boise, ID

Boise investors buy older homes in the North End and along Warm Springs Avenue to renovate, houses in the Bench's older neighborhoods, and newer homes and apartments in West Boise to rent. Ten historic districts and the floodplains of the Boise River and the foothills gulches add review steps to some deals, so check both before you set a rehab budget.

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Where investors buy

Neighborhoods investors look at in Boise

The Warm Springs Avenue Historic District has 96 contributing houses built between 1870 and 1940, in Queen Anne, Colonial Revival, Tudor Revival, Bungalow and other styles. The North End holds many of the city's older homes, the Boise Highlands just north of it was mostly built in the 1970s, and West Boise ranges from new subdivisions to apartment complexes.
North EndNorth of State Street near downtown, the North End holds many of the city's older homes and the Harrison Boulevard Historic District, with 427 residences in Bungalow, Queen Anne, Tudor Revival and other styles.
Warm Springs and East EndWarm Springs Avenue has some of Boise's largest homes, many built around 1900, and houses there have been heated with geothermal water since the 1890s.
The BenchAbout 60 feet above downtown, the Bench is home to the Boise Union Pacific Depot and older residential areas such as Central Rim, Morris Hill and Depot Bench.
West BoiseBordering Meridian, West Boise mixes new subdivisions and apartment complexes with Boise Towne Square, the state's largest mall.

Loan programs

Loans for Boise real estate investors

Pick the loan that fits the deal: short-term money to buy, renovate or build, or a long-term loan to hold the property. Published limits are subject to appraisal and underwriting.
Long-term

DSCR rental loans in Boise

30-year loans for Boise rentals of 1–4 units, fixed or adjustable, qualified on the rent with no personal income verification: up to 85% of the price on a purchase, with loans from $75,000.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

DSCR loans: terms and requirements
Short-term

Fix and flip loans in Boise

Buy and renovate in Boise with up to 95% of the price and 100% of the rehab budget, on a 12–18 months interest-only loan with no prepayment penalty when the house sells.

Purchase price up to95%
Rehab funded up to100%
Term12–18 months
Prepayment penaltyNone

Subject to appraisal and underwriting.

Fix and flip loans: terms and requirements
Short-term

Bridge loans in Boise

Close quickly on a Boise property with up to 95% of the cost financed and a 12–18 months interest-only term, then sell it or refinance onto a long-term loan. No prepayment penalty.

Leverage up to95% LTC
Term12–18 months
PaymentsInterest only
Prepayment penaltyNone

Subject to appraisal and underwriting.

Bridge loans: terms and requirements
Short-term

Ground-up construction loans in Boise

Financing for new builds in Boise, from spec homes built to sell to rentals built to hold. Every project is quoted on its plans, budget and builder.

Quoted on your deal.

Construction loans: get a quote
Long-term

Multifamily and commercial loans in Boise

Financing for Boise apartment buildings of five units or more, mixed-use and commercial property, quoted on the building's income.

Quoted on your deal.

Multifamily and commercial: get a quote

Good to know

Before you buy in Boise

Local rules and costs that change a deal's numbers or closing date in Boise and Ada County. Sources are listed at the bottom of the page.
  • Check the address on the city's floodplain maps before you buy: Boise's flood risk comes from the Boise River, foothills gulches and intermittent streams on the upper bench, and development in a mapped flood zone falls under the Flood Hazard Regulations in Chapter 11-08 of the Development Code.
  • Check whether the house is in one of Boise's ten historic districts: most exterior changes beyond routine maintenance, including new siding, windows and additions, need a Certificate of Appropriateness.
  • Expect a higher tax bill than an owner-occupant pays: Idaho's homeowner's exemption, which cuts a primary residence's taxable value in half up to a $125,000 reduction, doesn't apply to a rental.

Get your terms

Have a Boise property in mind?

Contact details first, then single-tap answers on the property, the amount and when you need to close. A loan officer phones you back with terms.
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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Loans in Boise: common questions

Do you offer hard money loans in Boise?

Yes. United Lending LLC offers private real estate financing for investors in Boise and the rest of Ada County: fix and flip and bridge loans sized on the deal, and DSCR rental loans sized on the rent. We're headquartered in Brooklyn, New York, and lend nationwide.

Do you offer DSCR loans in Boise?

Yes. Our DSCR loans are 30-year loans on 1–4 unit rentals, fixed or adjustable, qualified on the property's rent against its monthly payment with no personal income verification, up to 85% loan-to-value on a purchase and loans from $75,000. Investors use them for rentals in North End, Warm Springs and East End and The Bench, among other parts of Boise.

How much can I borrow for a Boise flip?

Up to 95% of the purchase price and up to 100% of the rehab budget, on a 12–18 months interest-only loan. Those are maximums, subject to appraisal and underwriting: the property, your experience and the comps set what your loan gets.

Is there a prepayment penalty on a loan in Boise?

There's no prepayment penalty on fix and flip or bridge loans. DSCR rental loans come with a choice of prepayment terms, from none up to five years, set out in your written terms before you commit.

Do I need to live in Boise or have a Idaho LLC?

No. You can borrow in your own name or through an LLC, wherever you live; many of our borrowers invest outside their home state. If your LLC was formed outside Idaho, your loan officer will tell you what's needed before closing.

Idaho

More places we lend in Idaho

Sources (6)Checked November 10, 2026

United Lending's loan terms are its published program limits. The local rules and costs on this page come from the public sources below, checked on the date shown; confirm them with the city, county or your closing attorney before you rely on them.

  1. City of Boise: Floodplain information
  2. City of Boise: Historic preservation
  3. Canyon County Assessor: Exemptions (homeowner's exemption, Idaho Code 63-602G)
  4. Wikipedia: Boise, Idaho
  5. Wikipedia: Harrison Boulevard Historic District
  6. Wikipedia: Warm Springs Avenue Historic District