© WHERE WE LEND WATERTOWN · SD
HARD MONEY LENDER WATERTOWN
Bridge, fix and flip, construction and rental money for Watertown and the rest of Codington County.
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
Watertown sits on the I-29 corridor in northeast South Dakota with Lake Kampeska along its western edge, a combination that gives it both a manufacturing base and a lake economy. Investor activity stays close to the older grid near downtown and along the lake road, and Codington County pulls renters in from the smaller towns around it.
From Codington County out to Sioux Falls, Rapid City and Brookings, Watertown investors get the full program stack: bridge, fix and flip, construction, rental property, commercial, second mortgages and blanket loans on a portfolio.
A Watertown 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 five to seven days.
© THE COST WATERTOWN · SD
WHAT DO WATERTOWN HARD MONEY LOANS COST
What a Watertown hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: a Watertown borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| 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 Watertown 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 WATERTOWN · SD
WHY LOAN GOAT IN WATERTOWN
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Working with a direct lender on a Watertown deal removes the layers. There is no broker marking up the file, no correspondent shopping it and no investor behind the investor. One lender, its own capital, one set of terms.
Older frame houses with deep porches sit near the center, post-war ranch fills the newer wards, a handful of small apartment buildings serve the workforce, and lake cottages range from seasonal cabins to year-round homes. Every one of those property types is on the eligible list.
Workforce buy-and-hold anchors the market, since manufacturing and health care hire steadily here. Small multifamily improves the yield, lake property can run as seasonal short-term rental, and modest flips work on long-neglected frame houses. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
WATERTOWN DEALS, FUNDED FROM SAN DIEGO.
Codington 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 WATERTOWN · SD
MOST COMMON WATERTOWN LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Watertown replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Codington County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Watertown property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Watertown investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Watertown 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 Watertown file here.
- NON-WARRANTABLE CONDOS Condos in Watertown that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Watertown investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Watertown, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Watertown offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN WATERTOWN
- 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 WATERTOWN · SD
PROPERTY TYPES WE FINANCE IN WATERTOWN
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Codington County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Watertown hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in Codington County on bridge and commercial programs.
- LAND Codington County land held for development, financed on value and plan.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Watertown market.
- ASSISTED LIVING Assisted living and residential care facilities in Watertown, purchase or refinance.
© THE APPROACH WATERTOWN · SD
HOW WE LEND IN WATERTOWN
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Watertown borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
WATERTOWN BORROWERS, IN THEIR WORDS
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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 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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
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 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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES
© QUESTIONS WATERTOWN · SD
WATERTOWN 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 Watertown and across Codington 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 Watertown 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 Watertown 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 Codington County. Owner-occupied has its own program. If the Watertown asset produces or will produce value, there is usually a structure for it.
Property types -
Small balance loans are as normal for us as large ones, so a single rental or a lake cottage in Watertown is a routine file rather than an exception. Loan Goat lends throughout Codington County on the property rather than the paperwork, with minimal documentation and closings in five to seven days on a standard bridge loan.
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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 -
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 -
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
© WHERE WE LEND WATERTOWN · SD
WATERTOWN, 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 WATERTOWN · SD
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(619) 617-2797
