Hard Money Land Loans

We make hard money land loans secured by property located in Colorado, provided the land is zoned for residential or commercial use. See guidelines below.



  • Loan Size

    $150,000 to $2,000,000.

  • Use of Loan Proceeds

    Loan proceeds must be used for a business purpose, not for "personal, family or household" purposes.

  • Property Location

    The property must be located in Colorado.  We focus on property located along the Front Range of Colorado, from Fort Collins to Colorado Springs. (See FAQ below.)

  • LTV (Loan to Value)

    Our hard money land loans will generally not exceed 50% of the value of the property.

  • Loan Term

    We're flexible, however the term of our land loans will generally not be longer than 2 years.

  • Interest Rate

    Our interest rate can be as low as 8%, depending on the property, the location, the LTV, maturity date and the borrower. Borrower makes monthly,interest-only payments.

  • Prepayment Penalty

    None.  You may prepay hard money loans from us at any time, without penalty.

  • Origination Fee (Points)

    Origination fee is typically 2-4, points.  This fee is dependent on the borrower, property, location, loan term, etc.

  • Application Fee


  • Appraisal Fee

    An appraisal may be required, but not always.

  • Inspection Fee

    An inspection fee may be required, but not usually

  • Timing

    If there are not any major issues, 2-3 weeks is generally more than enough time to gather the information needed, inspect the property and schedule a closing with a title company.




  1. Will you allow subordinate financing?

    Yes, we will allow a second lien position behind our first lien position.

  2. Will you lend on vacant land not located along the Front Range?

    Yes.  We will consider hard money loans elsewhere in Colorado, and have done so.  However, depending on the location, you may incur additional expenses, including, but not limited to, an inspection fee and an appraisal fee.

  3. Will you lend on vacant land zoned for agricultural purposes only?

    No.  The land must be currently zoned for commercial or residential development.

    Can I qualify for a loan if my credit history doesn't look stellar?A poor credit history does not automatically disqualify you from getting a loan from Forrest Financial.

    Yes.  While we will pull your credit report and examine additional financial information, our decision to make the loan will be based primarily on an inspection of the property itself, our opinion of the value of the property and your exit strategy.  We understand that bad things can happen to good people.

  4. Will you extend my loan if I reach the maturity date and have been unable to get the property sold?

    Most likely, yes, provided you have made your payments on time, are not in default on any other loan provisions and the project fundamentals are substantially the same as those at the time the loan was originated.  Our loan documents contain an extension provision.

  5. Will you allow a cash-out refinance?

    Yes, we will allow you to walk away from the closing table with cash in your pocket if our underwriting justifies a loan amount larger than that needed to pay off an existing loan(s).

  6. Do you make development loans?

    No.  We do not make loans to put in infrastructure or for vertical construction.  We do not have the staff to process draw requests and monitor the development process.

  7. Will you loan on vacant land intended for construction of my personal residence?

    No.  Loan proceeds must be used for a business purpose, not for "personal, family or household" purposes.