Denver is easy to finance and expensive to hold. Our lending partners lend on standard terms across the metro, and Colorado has almost no transfer tax. But hail drives insurance costs higher than in most of the country, the city requires rental licenses, and a 2024 state law limits when a tenancy can be ended. This page covers each and what it means for a flip or a rental.
Denver passes every location test our lending partners use. The city and the counties around it, Arapahoe, Jefferson, Adams, Douglas and Broomfield, sit inside a metro of about three million people, none of them on the list of counties capped at 50 percent leverage, and almost all of the metro clears the $100,000 value floor easily. So the question in Denver is not whether a deal can be financed. It is whether the costs that are specific to Colorado leave enough profit.
In most of the country, a rental's biggest surprise is taxes. In Denver it is insurance, and the reason is hail. A February 2026 analysis by Colorado's Division of Insurance, covering the carriers that write most of the state's homeowners policies, found that hail made up roughly half of the homeowners premium in Denver, far more than wildfire does along the Front Range.
For an investor that means two things. Get an actual insurance quote during your inspection period, not an estimate, because it can change whether a rental covers its payment on a DSCR loan. And if the renovation includes a roof, look at impact-resistant roofing, which the same analysis found can lower premiums by far more than it costs each year.
A rental license. The City and County of Denver requires a residential rental license for long-term rentals, which comes with an inspection. Build it into the timeline before your first tenant.
A reason to end a tenancy. A 2024 Colorado law requires landlords to have one of the listed reasons to end most residential tenancies once they have run for a set time. That changes the plan for an investor who expects to buy an occupied rental, renovate and re-tenant at a higher rent. Check the current rules and your situation with a Colorado attorney first.
Unpaid rent. Colorado requires a ten-day written demand before an eviction filing, longer than many states.
A DSCR loan qualifies a Denver rental on its rent rather than your income. Our lending partners' DSCR program runs from $75,000 to $2 million at up to 80 percent of value, with rates from 5.99 percent on the program page. Use real insurance and tax figures in the payment.
No real transfer tax in Denver. Colorado charges a state documentary fee of one cent per $100 of value, $30 on a $300,000 sale. Some resort towns add their own real estate transfer taxes, but the City and County of Denver does not.
Foreclosure through the public trustee. Colorado forecloses through each county's public trustee rather than a full court case, which keeps lenders comfortable in the state.
Fix and flip and bridge loans: from $50,000, up to 100 percent of cost but no more than 70 percent of after-repair value, with a 600 minimum credit score. Standard pricing under the underwriting guidelines is 12.99 percent and 2.99 points. The 10.99 percent starting rate is available after two loans have been paid off in good standing with our lending partner; a first-time borrower should expect to start above it and earn the way down.
Construction loans: $100,000 to $3 million on non-owner-occupied single-family homes, from 8.5 percent.
Loans close in an entity such as an LLC, and every owner of 30 percent or more personally guarantees the loan. Terms change, so we confirm them for your property before you commit.
Yes, on standard terms. Denver and the surrounding counties are not among the six counties where our lending partners cap leverage at 50 percent, and the metro easily meets their location guideline. The property must be non-owner-occupied investment property.
Yes. The City and County of Denver requires a residential rental license for long-term rental properties, which involves an inspection. Get the license before a tenant moves in.
Hail. A February 2026 analysis by Colorado's Division of Insurance found hail accounted for about half of the homeowners premium in Denver. Get a real insurance quote during your inspection period, and consider impact-resistant roofing on a renovation.
In most cases, yes. A 2024 Colorado law requires landlords to have one of the listed reasons, or cause, to end most residential tenancies once they have run long enough. Some situations and property types are handled differently, so check the current rules before you plan to reposition a rental.
A ten-day written demand for payment or possession before filing an eviction case.
Colorado charges only a small state documentary fee, one cent per $100 of value, when a deed is recorded. Some mountain towns add their own real estate transfer taxes, but the City and County of Denver does not.
Holding a Denver rental? Our two free landlord books compare what a rental costs to carry across twelve states, including Colorado.
Answer these and your deal goes to our lending partner's team, who will contact you about whether it is fundable and on what terms. By sending it you agree to your details being shared with them. Investment property only — our lending partners do not finance a home you will live in.
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Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.
Colorado · Wyoming · DSCR rental loans · Construction loans · Fix and flip loans