EMD Funding in Boise, ID | Swift Deal Funding
How EMD Funding Works in Boise, ID
EMD funding covers the earnest money deposit on your Boise contract — typically $5,000 to $25,000 — wired directly to your Idaho title and escrow company, usually within 24 hours of a complete file. The deposit must be refundable under the inspection or due-diligence terms of the contract. You lock up the property without committing your own cash before you’ve found an end buyer or finished your numbers.
Boise still moves on relocation demand. The Treasure Valley’s California in-migration pushed the median near $520,000 before cooling, and active buyers in the North End, the Bench, and Garden City keep competition real. A credible deposit is what gets an offer taken seriously, and keeping your own capital free across multiple live contracts is what lets a wholesaler keep pace.
How it closes in Boise (escrow state)
Idaho is an escrow state, so the earnest money is held by a Boise title and escrow company, not an attorney. We wire the deposit straight to your escrow officer once we have written confirmation it’s refundable per the contract’s inspection period. Cancel within that window and the deposit returns to escrow and back to us — documented and clean, with none of your own capital exposed. Idaho is also a dry-funding state, so any closing disbursement waits on Ada County recording — but that affects the close, not your protected deposit.
Pricing
Two fixed options on every EMD:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
A typical $12,000 Boise EMD under Option B costs $1,200 total — paid once, nothing at closing.
What you’ll need
- Executed purchase contract with refundable EMD language
- Boise title and escrow company contact information
- Written confirmation from escrow that the EMD is refundable per the contract
- Your ID
No credit check, income verification, or tax returns; no Idaho wholesaler license required.
A typical Boise EMD scenario
You go under contract on a home in Garden City and the seller wants a $12,000 earnest money deposit to take the offer seriously. Rather than wire your own cash, you submit the contract and your escrow officer’s details. Within 24 hours we wire $12,000 to your Boise title and escrow company. Your inspection period protects the deposit while you assign the contract to a flipper. Under Option B your cost is a flat $1,200, and your capital stayed free to chase the next North End deal.
Apply
Submit your contract and escrow contact online — under 10 minutes. Same-day wire is possible for complete files in before 11 AM Eastern. We coordinate directly with your Boise title and escrow company.
Frequently Asked Questions
Where does my earnest money go on a Boise deal? +
Idaho is an escrow state, so your earnest money goes to a Boise title and escrow company, not a closing attorney. We wire the deposit — typically $5,000 to $25,000 here — directly to your escrow officer within 24 hours of a complete file and written confirmation the EMD is refundable under your contract's inspection period. The deposit holds your contract while you finish due diligence or line up an end buyer in the Treasure Valley.
Does Idaho's dry-funding rule affect my earnest money in Boise? +
Not for the deposit itself. Idaho's record-first rule governs disbursement at closing — escrow releases only after the deed records with Ada County — but earnest money is simply held by the title and escrow company during your inspection period. As long as your contract keeps the EMD refundable through inspection or due diligence, your deposit is protected. If the deal dies in that window, the funds return to escrow and back to us, fully documented.
Why do Boise wholesalers rely on EMD funding? +
Boise still sees steady relocation demand and competition for the right deals in the North End, the Bench, and Garden City, so credible earnest money helps an offer stand out. EMD funding lets you put up a strong $10K–$25K deposit on each contract without draining your own capital, keeping several deals live at once. Because Idaho holds the money in escrow, it's clean and documented, and you pay a fixed per-deal cost while staying liquid for the next Treasure Valley opportunity.
Apply for EMD Funding in Boise, ID
Submit your application online — same-day decisions for complete files before 2 PM Eastern.