Fix and flip loans in Idaho, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Boise, Meridian, Nampa, and Idaho Falls. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Idaho projects. No state-line carve-outs on pricing or leverage; a Ada County flip prices off the same rate sheet as a Canyon County flip.

Idaho does not require a separate state lender license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Idaho fix and flip loans under that posture, with closings handled through the customary Idaho closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Idaho fix and flip activity in our book lands in a $375,000 to $625,000 ARV band, with loans typically between $300,000 and $505,000 on a single asset. Boise and Nampa skew toward the lower half of that band on entry-level cosmetic flips; the North End and East End Boise stretch to $1,150,000 plus on full-gut projects. We will write an Idaho loan as small as $100,000 and as large as $5,000,000.

Idaho is a title-company and escrow state. Closings happen at a licensed escrow office working alongside a title insurance underwriter — functionally one closing, two licensed parties on the file. PML has working relationships with escrow companies in every major Idaho metro. A clean Idaho file regularly closes 5 to 7 business days from term-sheet acceptance.

Idaho does not impose a real estate transfer tax. The buyer pays only the county recording fee on the deed and deed of trust. PML’s quote on the HUD reflects the actual Idaho tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Idaho winters slow exterior trade work (roofing, siding, concrete) from late November through March, but they do not slow our draw cadence. Inspector clears within one business day, wire goes out within 48 hours, year-round. Plan rehab budgets with a 2 to 4 week seasonal cushion on cold-weather exterior scopes.

Idaho is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice to trustee sale in roughly 150 days. As a sponsor this should never matter; as an underwriting input it is one reason our Idaho loans price cleanly off the national rate sheet.

The Ada County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Idaho metros (Meridian, Nampa and Idaho Falls) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Idaho trustee sales typically happen on a posted weekly or monthly schedule at the county courthouse. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most Idaho non-judicial auctions and most online foreclosure platforms. Clean title and a binding term sheet can move from winning bid to wire in 7 to 10 calendar days.

Yes. PML can close into a newly-formed Idaho LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with no Idaho transfer tax to absorb. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.