EMD Funding in Montana | Swift Deal Funding
How EMD funding works in Montana
EMD funding puts up the earnest money deposit so you can lock a Montana property under contract without tying up your own cash. Swift Deal Funding sends the deposit — usually $5,000–$25,000 — directly to your title or escrow company, generally within 24 hours of a complete file. The catch is simple: the deposit has to be refundable under your contract’s contingencies, because that is what protects both you and us.
This is a practical tool in Montana, where competitive listings in Bozeman, Billings, and the Flathead Valley reward investors who can commit earnest money quickly. The state’s roughly 1.13 million residents and tight inventory mean good deals get multiple offers, and showing up with funded earnest money keeps you in the running while you finish due diligence or line up an end buyer.
How an EMD deal closes in Montana
Montana is a title/escrow-closing state, so we wire the deposit straight to your escrow office rather than to an attorney’s trust account. Montana is also a wet-funding state, which keeps disbursement clean when the deal advances. Because Montana has no statewide general sales tax, your closing statement will not carry a sales-tax line on the purchase — just recording fees and standard charges.
Montana has no wholesaler-licensing law, so disclose your equitable interest as standard practice. Confirm the refundable EMD language and the escrow office’s handling with your title officer or a Montana attorney before you fund.
Pricing
| 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 cost (popular) |
What you’ll need
- Executed purchase contract with refundable EMD language
- Montana title/escrow company contact
- Written confirmation from title that the EMD is refundable per the contract
- Your ID
No credit check, no income verification, no tax returns.
A typical Montana EMD scenario
A wholesaler finds an under-priced duplex in Billings and needs to bind it fast with a $10,000 earnest deposit, but the cash is committed to another deal. EMD funding wires $10,000 to the title company within a day. Under Option B the cost is a flat $1,000. The investor locks the property, completes inspections, assigns to an end buyer, and never pulled from working capital.
Apply
Submit your contract and title-company contact online — usually under ten minutes. Same-day wire is possible for complete files before 11 AM Eastern.
Frequently Asked Questions
How fast can you get earnest money to my Montana title company? +
We wire the earnest money deposit directly to your Montana title or escrow company within about 24 hours of a complete application and written confirmation that the deposit is refundable under your contract. Because Montana closes through title/escrow offices rather than attorneys, we coordinate straight with your escrow officer in Bozeman, Billings, Missoula, or wherever the deal sits. Same-day delivery is possible for complete files submitted before 11 AM Eastern.
Is the EMD refundable if my Montana deal falls through? +
EMD funding only works when your purchase contract keeps the earnest money refundable — typically through an inspection, financing, or due-diligence contingency. We require written confirmation from your Montana title company that the deposit is refundable per the contract terms before we fund. If the deal dies inside those contingencies, the deposit comes back. If you waive a contingency, the EMD is at risk like any earnest money, so read your contract carefully.
What does EMD funding cost on a Montana deal? +
Two options. Option A is 5% of the EMD upfront (minimum $500) plus 20% at closing — better if you close most deals. Option B is 10% upfront (minimum $1,000) and nothing at close — the popular choice for predictable per-deal cost. On a typical $10,000 Montana earnest deposit, Option B costs $1,000 flat. Montana has no general sales tax, so there is no sales-tax line layered on top of the deposit.
Apply for EMD Funding in Montana
Submit your application online — same-day decisions for complete files before 2 PM Eastern.