MT · Bozeman
Bridge, Flip & Construction
Loans in Bozeman, MT
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Bozeman, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances real estate investors who buy, renovate and build residential investment property in Bozeman and Gallatin County: bridge loans, fix & flip loans and ground-up construction loans for spec homes and build-to-rent, plus renovation and DSCR financing for the hold. Loans run from $1M to $5M, with a term sheet in 24-48 hours and closing in about two weeks on a clean file.
Bozeman is a small market at a high price point, home to Montana State University and the gateway to Big Sky and Yellowstone. Investors build spec homes in the Gallatin Valley, renovate older houses and small multifamily near downtown and the university, and hold long-term rentals. With few sales in any given neighborhood, we size flips on cost and after-repair value, builds on cost, and rentals on value and long-term rent.
Investors based outside the US borrow on the same terms as local operators. The loan is made to your US LLC and underwritten on the property, with no US credit history and no Social Security number required. Business-purpose lending only, on non-owner-occupied property.
Bozeman Market Highlights
High Values, Thin Comps
Values per property are high and comparable sales are few, so appraisals lean on a small set of MLS sales. Good comps shorten the file.
Short-Term Rental Limits
No new permits for non-owner-occupied short-term rentals in the city since December 2023 (Ordinance 2149). Rentals are underwritten on long-term rent.
Use-Based Property Tax
From 2026, Montana long-term rentals can apply for reduced graduated rates; second homes and short-term rentals are assessed at the top residential rate.
Non-Judicial Foreclosure
Trust indentures with a power of sale on property up to 40 acres, with at least 120 days' notice before a trustee's sale.
No Transfer Tax
The Montana Constitution prohibits any tax on the sale or transfer of real property.
Same Terms From Abroad
Non-US investors borrow through a US LLC with no US credit history and no foreign-national premium.
Key Submarkets
Downtown Bozeman
Northeast Bozeman
South Side / MSU
Westside
Bridger Canyon
Four Corners
Belgrade
Gallatin Gateway
Big Sky
Livingston
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9)
Spec Homes
Build-to-Rent
SFR Portfolios
Renovation Projects
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
How we finance Bozeman deals
- Spec homes in the Gallatin Valley. Ground-up construction up to 85% of cost for spec homes and small build-to-rent projects in Bozeman, Belgrade and the surrounding valley, with draws released as work is completed and inspected. Montana sale prices are not public record, so the projected sale price rests on MLS comparable sales: send the comps with the deal.
- Renovations close to downtown and the university. Purchase and renovation in one loan, up to 90% of cost, for older single-family and 2-4 unit properties in the established neighborhoods around downtown and Montana State University.
- Rentals are underwritten on long-term rent. Since December 2023, Bozeman has issued no new permits for non-owner-occupied short-term rentals (Ordinance 2149); permits that already existed continue only if renewed each year. We underwrite a Bozeman rental on long-term rent. A long-term rental can also apply for Montana's reduced long-term rental property tax rate, which second homes and short-term rentals do not get.
- DSCR as the exit. Once a finished build or renovated property is leased, a DSCR loan up to 80% of value retires the construction or bridge loan and holds the property long term.
See all Montana markets on our Montana page, or what we fund.
Investing in Bozeman from outside the US
If you are buying in Bozeman from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
What do you finance in Bozeman?
Bridge loans, fix & flip loans and ground-up construction loans for spec homes and build-to-rent, plus renovation and DSCR loans. Loans run from $1M to $5M on single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent and SFR portfolios.
How much of a Bozeman spec build can you finance?
Up to 85% of cost on ground-up construction, with draws released as work is completed and inspected. Fix & flip and renovation go up to 90% of cost, and bridge and DSCR loans up to 80% of value.
Can I finance a Bozeman property as a short-term rental?
The city has issued no new permits for non-owner-occupied short-term rentals since December 2023, so we underwrite Bozeman rentals on long-term rent. A long-term rental can also qualify for Montana's reduced long-term rental property tax rate.
Can a foreign national borrow for a Bozeman property?
Yes. The loan is made to your US LLC and underwritten on the property rather than on a US credit history, so a non-resident borrows on the same terms as a US investor, with no Social Security number required.
What does a Bozeman loan cost?
The fee is 1-2% of the loan, paid at closing, with no upfront fees. The term sheet within 24-48 hours sets out the rate and terms for your specific deal.
Learn More
How a Construction Loan Draw Schedule Works
How draws are requested, inspected and released during a spec or build-to-rent project.
Can I Refinance a Bridge Loan Into a DSCR Loan?
How a finished renovation or build moves from short-term financing to a long-term rental loan.
How to Set Up a US LLC as a Foreign Investor
The entity that holds the property and borrows, and how a non-resident forms one.
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