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

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Billings, Missoula, Great Falls, and Bozeman. 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 Montana projects. No state-line carve-outs on pricing or leverage; a Yellowstone County flip prices off the same rate sheet as a Missoula County flip.

Montana 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 Montana fix and flip loans under that posture, with closings handled through the customary Montana 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 Montana fix and flip activity in our book lands in a $285,000 to $695,000 ARV band, with loans typically between $228,000 and $562,000 on a single asset. Billings and Missoula skew toward the lower half of that band on entry-level cosmetic flips; downtown Bozeman and Whitefish stretch to $1,250,000 plus on full-gut projects. We will write a Montana loan as small as $100,000 and as large as $5,000,000.

Montana 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 Montana metro. A clean Montana file regularly closes 5 to 7 business days from term-sheet acceptance.

Montana imposes only a realty transfer certificate (no per-dollar tax). The buyer pays the standard county clerk-and-recorder recording fee on the deed and trust indenture. PML’s quote on the HUD reflects the actual Montana tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Montana 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.

Montana permits both judicial and non-judicial foreclosure depending on the deed instrument. Most business-purpose PML loans use a deed of trust with power of sale, allowing a non-judicial path of roughly roughly 150 days (small tract financing). As a sponsor this should never matter; as an underwriting input it shapes how our Montana loans price.

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

Yes. Montana foreclosure sales may proceed either non-judicially (where a deed of trust with power of sale is in place) or judicially through the courts. PML can fund acquisitions from either path when title is clean, with a binding term sheet inside four business hours. For non-judicial Montana sales, winning bid to wire in 7 to 10 calendar days is typical.

Yes. PML can close into a newly-formed Montana 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 the standard Montana transfer-tax treatment applied at close. 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.