Hard Money
Vacant Land Hard Money in Boise, ID
What is a Vacant Land Hard Money? Vacant Land Hard Money is a specialized mortgage solution offered by CMRE for real estate financing. This program provides tailored terms, flexible underwriting, and expedited closing timelines to meet the unique needs of property buyers and investors in Boise, ID.
CMRE's Vacant Land Hard Money Loan provides fast financing for land purchases and development. Custom Mortgage arranges Vacant Land Hard Money financing in Boise, ID and across Ada County, including Downtown and North End. Ada County's 2026 FHFA conforming loan limit is $832,750 for a one-unit home and $1,601,750 for four units. Census ACS 2024 data puts the median owner-occupied home value in Ada County at $512,300, $320,450 below that one-unit limit.
Median household income there is $91,502 and 71% of homes are owner-occupied (Census ACS 2024).
Key Facts About Vacant Land Hard Money
CMRE hard money loans fund in as fast as 7 business days.
Hard money loans from CMRE require 20-35% down payment.
CMRE hard money programs accept properties that conventional lenders decline.
CMRE hard money loans cover fix-and-flip, bridge, and ground-up construction.
CMRE Vacant Land Hard Money funds in as few as 7 business days.
CMRE Vacant Land Hard Money is asset-based — property value drives qualification.
CMRE Vacant Land Hard Money LTV ranges from 65% to 90% ARV.
Program Benefits
Fast and efficient funding for vacant land acquisition and development.
Flexible loan terms to match your project's specific needs.
Competitive rates.
Simplified approval process compared to traditional lenders.
Ideal for short-term financing and bridge loans.
Leverage your land investment with up to 70% Loan-to-Value (LTV).
Program Highlights
Max LTV
70%
Min Credit Score
600
Max DTI
N/A (Hard money loans typically do not use DTI)
Loan Amount Range
$50K - $5M
Amortization Options
Eligible Properties
- Residential Land
- Commercial Land
- Industrial Land
- Agricultural Land
Program Requirements
Income Documentation
- •Demonstrated ability to repay the loan based on project pro forma or other income sources.
- •Sufficient cash flow to cover debt service.
- •Alternative income documentation may be considered.
Asset Verification
- •Down payment or equity in the project.
- •Other liquid assets available for project costs.
- •Clear title to the vacant land being financed.
Insurance & Title
- •General liability insurance covering the property.
- •Builder's risk insurance during construction (if applicable).
- •Property insurance to protect against damage or loss.
Property Requirements
- •Minimum FICO score of 600.
- •Review of credit history for serious derogatory marks.
- •Consideration of overall credit profile.
Vacant Land Hard Money in Boise: The Complete Guide
What Is Vacant Land Hard Money?
Vacant land hard money loans are short-term financing solutions designed for investors and developers looking to acquire or develop land quickly. Unlike traditional mortgages, these loans are asset-based, focusing on the value of the land and the potential for future development rather than the borrower's creditworthiness or income. This makes them an attractive option for those who may not qualify for conventional financing.
Who Uses Vacant Land Hard Money?
- •Fix-and-flip investors needing fast acquisition and rehab capital.
- •Bridge borrowers financing between a sale and a purchase.
- •Auction buyers needing proof of funds and rapid closing.
- •Property owners facing foreclosure who need emergency refinancing.
- •Investors purchasing non-conforming properties traditional lenders won't finance.
Vacant Land Hard Money Terms and Structure
- •LTV: 65%-80% as-is value or 70%-90% ARV for fix-and-flip.
- •Terms: 6 months to 3 years — designed as short-term bridge.
- •Interest rates depend on LTV, condition, borrower experience.
- •Interest-only payments standard. Exit strategy required.
- •CMRE funds in as few as 7 business days.
Get Vacant Land Hard Money from CMRE
- •Step 1: Submit property details — address, price, value estimate, scope of work.
- •Step 2: CMRE issues term sheet within 24-48 hours.
- •Step 3: Appraisal or BPO — fast-track available.
- •Step 4: Underwriting on property value and exit strategy.
- •Step 5: Funding in as few as 7 business days.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
Ada County at a glance
- Conforming loan limit (1 unit)
- $832,750
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $1,601,750
- Source: FHFA, 2026
- Median owner-occupied home value
- $512,300
- Source: Census ACS 5-year, 2024
- Median household income
- $91,502
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 71%
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 5.6
- Source: Census ACS 5-year (computed), 2024
2026 Conforming Loan Limits: ADA
1-Unit (SFR)
$832,750
2-Unit (Duplex)
$1,066,250
3-Unit (Triplex)
$1,288,800
4-Unit (Fourplex)
$1,601,750
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
Vacant Land Hard Money in Boise, ID
Boise mortgage lending for Ada County. Competitive rates in Idaho's fastest-growing market.Custom Mortgage & Real Estate specializes in providing high-fidelity Vacant Land Hard Money solutions tailored to the unique economic landscape of Boise and the surrounding Ada County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireBoise metropolitan area.
Service Areas & Neighborhoods
Our Boise Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About Vacant Land Hard Money in Boise
Yes. CMRE finances raw, unimproved land including agricultural acreage, desert parcels, and wooded lots. LTV is typically 50-65% for raw land, based on appraised or purchase value.
LTV ranges from 50% for raw unentitled land to 70% for entitled or improved lots. Higher LTVs may be available for land with approved plans and permits.
No. CMRE finances land purchases for holding, speculation, and future development. Having a clear exit strategy (build, subdivide, or resell) improves your terms but is not required.
The latest available national 30-year fixed observation was 7.18% (Freddie Mac PMMS, week of 11/5/2026). Vacant Land Hard Money rates in Boise vary by loan amount, LTV, and credit profile — CMRE can issue a pre-approval within 24 hours of a complete application.
Timelines depend on the program, appraisal, and title: conventional purchases typically close in 14–21 days, and hard money loans can fund in as few as 7 business days. Pre-approvals are issued within 24 hours of a complete application.
CMRE funds hard money and bridge loans in Boise in as fast as 7 business days. Experienced investors in Ada County with strong equity positions may qualify for expedited underwriting.
Vacant Land Hard Money from CMRE in Boise typically requires 65-80% LTV depending on property type and borrower experience. Fix-and-flip investors in Ada County may access higher leverage with track record documentation.
See all Vacant Land Hard Money questions and program details
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