CO Market
Bridge, Flip & Construction
Loans in Colorado
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Colorado, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Passy Capital finances real estate investors who buy, renovate and build residential investment property in Colorado, with most of our activity in Denver and the Front Range: bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, with renovation and DSCR financing for the hold. Infill scrape-and-rebuild projects, townhome and duplex product on city lots, and build-to-rent in the suburbs are the deals we see most.
We lend to Colorado operators and to investors buying from abroad on the same terms. A non-US investor borrows through a US LLC, with no US credit history and no Social Security number required, and the loan is underwritten on the property and the business plan.
Term sheets go out in 24-48 hours and a clean file closes in about two weeks. Leverage runs up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. Business-purpose lending only, on non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
Colorado Market Highlights
Infill Scrape and Rebuild
Older Denver houses on city lots are bought to renovate or to replace with new single-family, duplex or townhome product. Bridge for the lot, construction for the build.
Public Trustee Foreclosure
Deed of trust foreclosed through the county public trustee, after a Rule 120 court order authorizing the sale (C.R.S. 38-38-105).
One Cent per $100
The state documentary fee is one cent per $100 of price (C.R.S. 39-13-102). There is no broad state transfer tax.
No New Transfer Taxes
TABOR bars new real estate transfer taxes. Only about a dozen mountain towns that levied one before 1992 still charge it.
Underwrite Long-Term Rents in Denver
Denver licenses short-term rentals only in the host's own home, so DSCR loans on Denver investment property are sized on long-term rents.
Same Terms From Abroad
Foreign nationals borrow through a US LLC with no US credit history and no foreign-national premium.
Cities We Serve
Denver
Aurora
Lakewood
Arvada
Englewood
Littleton
Westminster
Thornton
Castle Rock
Boulder
Fort Collins
Colorado Springs
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9)
Infill New Construction
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.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in Colorado?
Submit your deal in 2 minutes. We'll review it and get back to you within 24 hours with financing options.
Submit a DealWhat is specific about lending in Colorado
- Public trustee foreclosure, with a short court step. Colorado loans are secured by a deed of trust, and foreclosure runs through the public trustee of the county where the property sits. Before the sale, the lender must obtain a court order authorizing it under Rule 120 of the Colorado Rules of Civil Procedure (C.R.S. 38-38-105). A sale held without that order is invalid. It is a hybrid: mostly administrative, with one limited hearing.
- Documentary fee of one cent per $100. Colorado has no broad state transfer tax. The state documentary fee under C.R.S. 39-13-102 is one cent for each $100 of price, collected by the county clerk and recorder when the deed is recorded. On a $1M purchase that is $100.
- Transfer taxes only in a few mountain towns. The Taxpayer's Bill of Rights (TABOR), added to the state constitution in 1992, bars new real estate transfer taxes. About a dozen home-rule towns that levied one before 1992 still do, including Aspen, Vail, Breckenridge and Telluride. Denver and the Front Range cities do not.
- Denver short-term rentals are limited to the host's home. Denver licenses short-term rentals only in the host's own home, so investment property in the city is underwritten on long-term rents. Rules differ by city and county elsewhere in the state, and we check the local rule before counting any short-term income.
- Infill scrape and rebuild. In Denver's older neighborhoods, a common project is an older house on a city lot bought, then renovated or scraped and replaced with new single-family, duplex or townhome product. We fund the lot with a bridge loan and the build with a construction loan, with draws tied to the work.
Buying in Colorado from outside the US:
Frequently asked questions
What do you finance in Colorado?
Bridge loans, fix & flip loans and ground-up construction loans for spec homes, infill rebuilds and build-to-rent, plus renovation loans and DSCR loans as the hold or exit. Property types are single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent communities and SFR portfolios. Loans run from $1M to $5M, business-purpose only.
How much leverage is available on a Colorado flip or build?
Up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Can a foreign national finance Colorado investment property?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, not on a US credit history, so a non-resident borrows on the same terms as a US investor. No Social Security number is required.
How does foreclosure work in Colorado?
Loans are secured by a deed of trust and foreclosed through the county public trustee. The lender must first obtain a court order authorizing the sale under Rule 120 (C.R.S. 38-38-105), so the process is mostly non-judicial with one limited court step.
What transfer costs apply when buying in Denver?
The state documentary fee of one cent per $100 of price, plus title and recording costs. Denver has no real estate transfer tax. A handful of mountain towns that adopted one before 1992, such as Aspen and Vail, still charge it.
Colorado City Guides
Bridge, fix & flip and construction financing in each Colorado market we cover.