© WHERE WE LEND PROVO · UT
HARD MONEY LENDER PROVO
Direct private capital for Provo investors, underwritten on the property and funded from San Diego.
CALL OR TEXT US (619) 617-2797
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- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
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Provo runs on Brigham Young University and the technology corridor that grew up around it. Utah County stretches from the lake to the Wasatch peaks, with Orem sharing the same student and employer base immediately north, and Center Street downtown has steadily filled in. The Joaquin neighborhood beside campus remains the traditional investor target.
Provo sits in Utah County, Utah, and Loan Goat lends on investment property across the whole of it. The same programs run in Orem, West Jordan and West Valley City, so an investor working a corridor rather than a single ZIP code keeps one lender, one quote format and one set of terms across every file.
Loan Goat is a direct private lender, not a broker, headquartered in San Diego and funding across 46 states. A Provo borrower deals with the lender itself, not a broker shopping the file, which is the difference between a quote you can act on and a quote that needs a second opinion.
© THE COST PROVO · UT
WHAT DO PROVO HARD MONEY LOANS COST
Cost on a Provo file is a function of the deal, not the market. Bridge opens at 9.00%. Residential runs to 75% LTV and commercial to 70%, on one or two year terms, and a clean file closes in 3 to 14 days.
The written quote comes before the appraisal, and it holds. For a Provo deal on a clock, that is the difference between a real number and an indication. Prepay is free on the bridge programs, which matters when the plan is to be out inside a year.
| 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.
Those numbers are the ceiling and the floor. A Provo deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT PROVO · UT
WHY LOAN GOAT IN PROVO
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
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Banks underwrite the borrower. Loan Goat underwrites the property. On a Provo deal that means a self-employed investor, a recently formed LLC or a file with a complication on it is not automatically dead. The asset, the leverage and the exit carry the decision, and the answer comes back in hours instead of a month.
Early twentieth century brick and frame homes near downtown and Joaquin, many long since converted to student occupancy, post-war ranch through the central blocks, and newer apartment and townhome construction close to campus. None of that is unusual here; it is the normal book.
Student rentals leased by the bed near BYU set the Provo market, and occupancy follows the academic calendar closely. Adding and legalizing extra units builds value, small multifamily performs, and flips work on older downtown-adjacent housing. Bridge covers the acquisition, fix and flip covers the work and the rental program takes it out.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
PROVO 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 PROVO · UT
MOST COMMON PROVO LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Provo replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Provo auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Provo real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Utah County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Utah County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Provo investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Utah County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Provo whose write-offs make a bank file impossible.
- VACATION RENTAL Provo vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Provo who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN PROVO
- 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 PROVO · UT
PROPERTY TYPES WE FINANCE IN PROVO
- MULTI-FAMILY Two to four unit buildings and small apartment stock in Utah County, purchase or cash-out.
- MIXED-USE Retail-over-residential buildings in Provo commercial corridors, up to 70% LTV.
- RETAIL Strip centers and free-standing retail in Utah County with a repositioning plan.
- OFFICE Provo office assets being repositioned or bridged to a conventional exit.
- SELF-STORAGE Provo storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Provo on the land program.
© THE APPROACH PROVO · UT
HOW WE LEND IN PROVO
Read the table as a promise rather than a pitch. On a Provo deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
PROVO BORROWERS, IN THEIR WORDS
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This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA
© QUESTIONS PROVO · UT
PROVO HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Provo 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 Provo 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 a Provo 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 Provo asset produces or will produce value, there is usually a structure for it.
Property types -
Student rentals near BYU in Provo finance as business-purpose, non-owner-occupied deals. Loan Goat funds Utah County acquisitions and renovations through bridge or fix and flip, then DSCR holds the property once the beds are leased. The asset and its income carry the underwriting, not your tax returns, and there is no prepayment penalty if you refinance after a single season.
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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 -
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 -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works
© WHERE WE LEND PROVO · UT
PROVO, 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 PROVO · UT
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