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

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Burlington, South Burlington, Rutland, and Essex. 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 Vermont projects. No state-line carve-outs on pricing or leverage; a Chittenden County flip prices off the same rate sheet as a Chittenden County flip.

Vermont’s commercial lender oversight does not require a separate state license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Vermont fix and flip loans under that posture, with closings handled through the customary Vermont 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 Vermont fix and flip activity in our book lands in a $285,000 to $525,000 ARV band, with loans typically between $228,000 and $425,000 on a single asset. Burlington and South Burlington skew toward the lower half of that band on entry-level cosmetic flips; the Hill Section of Burlington and Stowe stretch to $1,150,000 plus on full-gut projects. We will write a Vermont loan as small as $100,000 and as large as $5,000,000.

Vermont is an attorney-closing state. A licensed Vermont real estate attorney handles the closing in coordination with a title insurance underwriter; no escrow agent in the western-state sense. PML works with closing-attorney panels in every major Vermont metro and routes the deed of trust and closing protection letter accordingly. A clean Vermont file regularly closes 6 to 9 business days from term-sheet acceptance.

Vermont imposes a property transfer tax at 1.25% of consideration on non-primary-residence transfers, plus a clean water surcharge of 0.2%. PML’s quote on the HUD reflects the actual Vermont tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Vermont winters are long and severe, materially affecting exterior trade work from October through April. We have funded Vermont flips year-round, but the rehab schedule itself should plan for a 4 to 8 week seasonal cushion on roofing, siding, and concrete scopes. Draws never pause due to weather alone.

Vermont 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 6 to 9 months (strict foreclosure). As a sponsor this should never matter; as an underwriting input it shapes how our Vermont loans price.

The Chittenden County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Vermont metros (South Burlington, Rutland and Essex) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Vermont 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 Vermont sales, winning bid to wire in 7 to 10 calendar days is typical.

Yes. PML can close into a newly-formed Vermont 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 Vermont 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.