© WHERE WE LEND OREM · UT
HARD MONEY LENDER OREM
Purchase, refinance and cash-out money across Orem and the wider Utah County market.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Orem holds the middle of Utah Valley, pressed between Provo to the south and the Lindon and American Fork line to the north, with Utah Valley University anchoring University Parkway. The old orchard grid gave way to the I-15 tech corridor, and University Place turned a tired mall into a mixed-use district. Students and young families drive the demand.
Investment property in Orem qualifies under every program listed here, and so does property in Provo, West Jordan and West Valley City. Utah County is one line on a term sheet, not a separate approval process.
An Orem investor gets a direct line to the lender. No intake team, no file handed down a chain, no bank underwriter three weeks out. Written terms come first, then title and escrow, then the wire, usually inside a week.
© THE COST OREM · UT
WHAT DO OREM HARD MONEY LOANS COST
There is no Orem rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
An Orem file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
The ranges above are what is actually available. Send the Orem address and what you intend to do with it and the quote comes back with the exact rate, leverage and term for that deal.
© WHY LOAN GOAT OREM · UT
WHY LOAN GOAT IN OREM
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move an Orem file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes days rather than weeks and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
Post-war ramblers on deep former orchard lots define the older grid, joined by 1970s through 1990s tract two-stories, brick ranches out toward Geneva Road, and newer townhome stacks clustered around University Place. All of it is financeable, purchase, refinance or cash-out.
Student housing near UVU is the obvious engine, leased by the room or by the unit. Basement ADU conversions add a second income line, and townhome infill and small multifamily both trade steadily. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
OREM DEALS, FUNDED FROM SAN DIEGO.
Utah County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS OREM · UT
MOST COMMON OREM LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Orem replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Utah County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on an Orem property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Orem investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Orem foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Orem file here.
- NON-WARRANTABLE CONDOS Condos in Orem that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Orem investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Orem, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for an Orem offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN OREM
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES OREM · UT
PROPERTY TYPES WE FINANCE IN OREM
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Utah County on bridge terms.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Orem market.
- ASSISTED LIVING Assisted living and residential care facilities in Orem, purchase or refinance.
- AGRICULTURAL Working farmland in Utah County financed where a bank will not.
- CANNABIS Utah County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Orem market.
© THE APPROACH OREM · UT
HOW WE LEND IN OREM
The comparison is the operating rulebook: high leverage, speed to close, capital that is actually there, low documentation, in-house processing and a rate the deal earns. When a bank says no on an Orem file, this desk looks at the property. When the deal does not pencil, you hear it before the appraisal is ordered.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
OREM BORROWERS, IN THEIR WORDS
-
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS
© QUESTIONS OREM · UT
OREM HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in Orem and across Utah County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Orem files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on an Orem deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Utah County. Owner-occupied has its own program. If the Orem asset produces or will produce value, there is usually a structure for it.
Property types -
They do, and Loan Goat is one of them. Orem sits in Utah County, and a student rental near Utah Valley University is a business purpose deal underwritten on the asset. Bridge, fix and flip, and DSCR rental programs all apply, with minimal documentation and no loan committee slowing the file. You talk to the decision maker.
-
The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers
© WHERE WE LEND OREM · UT
OREM, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE OREM · UT
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
