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Welcome to Valley Rock Capital, an accessible commercial real estate finance brokerage, based in Boise, ID, serving the Mountain West.  Valley Rock helps build and grow the region and those who serve it.  Valley Rock accomplishes this by providing financing solutions facilitated through authentic relationships.

Representing life insurance companies, pension funds, private loan funds, and banks, Valley Rock offers a healthy balance of long and short-term security and competitive market solutions.


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Valley Rock Capital, LLC. is an accessible commercial real estate mortgage brokerage, serving the Mountain West, based in Boise, ID.  

The purpose of Valley Rock Capital is to help build communities and provide growth opportunities for our associates and all others with whom we work.  Valley Rock facilitates long and short-term financing solutions for property owners, operators, investors, and developers on a local, regional, and super-regional basis.  Our lending sources include a diverse group of insurance companies, pension funds, private loan funds, and banks.  

Bill and George are the father-son team who co-founded Valley Rock Capital.  Prior to Valley Rock, George worked in Austin, Texas in the commercial mortgage business as a producer and analyst.  Bill was the CEO of two insurance companies and started a business process outsourcing company.  The two discussed the idea of starting a company over the years and knew their independent work experience would be essential to create a successful business.     

George, an outdoor enthusiast, moved to The Treasure Valley for three reasons:  its lifestyle, growing economy, and welcoming community.  Bill, also an outdoorsman, splits time between Jackson, Wyoming and Boise for the same reasons.

Prior to founding the company in Boise, George and Bill had 26 conversations with stakeholders in and outside the commercial real estate market.  The common theme of these conversations was opportunity and support.  The decision to build Valley Rock in Boise was further supported by the valley’s, and region's, strong economic fundamentals and inclusivity.

The two have a long-term view of Valley Rock and its participation in the Treasure Valley/Mountain West economy and community.  Doing business together starts with a conversation; George and Bill are happy to visit whether it’s about a specific deal or generally about a problem or hurdle you are facing.  They look forward to helping and expanding the network.


Valley Rock helps solve problems others are facing in strengthening the community and reaching their commercial real estate objectives.  These objectives are important to the community, to the people who occupy the project building, and to the investors of the project.  Valley Rock sees opportunity to help in meaningful ways:

  • through offering financing solutions and ideas, backed by a substantial group of strong life insurance companies, pension funds, and banks;

  • through financial analysis, to seek out creative ways to make deals work;

  • through networking by connecting people who have mutual interests for a stronger, better community and who are willing to engage and help.


Valley Rock represents a diverse group of life insurance companies, pension funds, private loan funds, and banks in order to fill a need for short and long-term, fixed and variable rate, non-recourse financing. Valley Rock delivers financing for Multi-family, Industrial, Office, Retail, Self-storage, Single-tenant, and Build-to-suit for Class A, B, and C properties.  Valley Rock can also provide financing on Hotel properties (however underwriting is conditioned on current COVID issues):

Long-Term Debt

  • Loan Size: $600,000-$25M+

  • Max. Loan-to-Value: 65%-75% (varies depending on the asset type and class)

  • Term: 3-30 Years

  • Amortization: 15-30 Years (I/O is available depending on the deal)

  • Interest Rates: 2.75%-4.25% (stabilized properties, varies depending on the loan)

  • Non-recourse:  “Bad Boy” Carve Outs; some loans may have a partial, springing, or full recourse

  • Pre-Payment Penalty: Yield maintenance or stepdown prepayment schedules

  • Min. DCR: 1.20X on a 25-year amortization schedule

  • Transaction Types: acquisitions, refinances, participation

  • Transaction Costs: estimate 2% of loan amount (inclusive of VRC’s fee, lender legal and processing fees, updated appraisal and survey, environmental, property condition, title policy, etc.)

Construction Debt

  • Loan Size: $5M-$100M+

  • Non-recourse “Bad Boy” Carve Outs; some loans may have a partial, springing, or full recourse

  • Interest Only

  • Max. Loan-to-Cost: 85% (75% of stabilized value)

  • Term: 6-48 months including extensions

  • Interest rates: 6.75%-11%

  • Lender Fees: 1%-2.5%

  • Closing within weeks

Land Development Debt

  • For Land Acquisition and Development

  • Minimum 60% of finished lots must be contracted for take out

  • Loan Size: $1M-$50M

  • Non-recourse:  “Bad Boy” Carve Outs; some loans may have a partial, springing, or full recourse

  • Max. Loan-to-Cost: 75%

  • Term: up to 36 months (1 percentage point will be charged per 12 months)

  • Interest Rates: 9%-12%

  • Lender Fees: 1%-3%

Bridge Debt

  • Loan Size: $1M-$50M+

  • Non-recourse:  “Bad Boy” Carve Outs; some loans may have a partial, springing, or full recourse

  • Interest Only

  • Max Loan-to-Cost: 80-85%

  • Rates: 5.8-12%

  • Term: 6-48 months including extensions

  • Lender Fees: 1.5%-4%

  • Closing within weeks

  • Land A&D/Land Banking/New Acquisition/Renovation

Note:  the above lending parameters are indications only.  Each deal is underwritten based on its own merits and the market conditions at the time of underwriting.


Valley Rock believes collaboration produces a better product.  Inevitably, every deal encounters challenges requiring creativity and perseverance to overcome.  Whether leading the construction of a finance package or simply offering another perspective, Valley Rock has the willingness and experience to provide financial modeling, analysis, and brainstorming that can help break through to the solution.  

Give us a call and let's visit.  We'll be the first to let you know if we can't help and we'll jump right in if we can.


Valley Rock understands our community is stronger when it is connected.  Even if you don't have an immediate need for our products or services, we look for the opportunity to visit and share ideas and contacts that may help you.  Solutions are often found in networking.  We welcome your call to explore ideas.

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George Haaland


George is the co-founder who came up with the idea of Valley Rock Capital.  He possesses an equally strong interest in entrepreneurialism and growth.  George started his career in Austin, Texas with Trinity Real Estate Finance (TREF).  During his time as a Senior Analyst and Producer, George underwrote and produced a combination of over $375 million of commercial real estate across a broad selection of sectors.  He was also responsible for opening up the Oklahoma City market for TREF.  This was a fit for him as he grew up in OKC.  In that year, he brought over $25 million in loans to market and closed his first deal.  George also served TREF and its customers by training interns and new associate analysts. 

Before graduating from Trinity University (no relation to TREF) with degrees in economics and finance, George was a Manager of Trinity's Student Managed Equity Fund.   At the time, it was the largest undergraduate equity fund in the United States.  After complete analysis and presentation to his co-managers, the fund unanimously voted to buy Paycom at $40 per share.  The stock ended 2020 at nearly $270 per share.  

While at Trinity University, George competed for its Division III baseball team which won the 2016 National Championship.  George enjoys spending time skiing with his friends, parents, and sister, Becca, who also holds an NCAA National Championship (University of Georgia Equestrian).

George recently relocated to Boise from Austin with an intention to build long-term relationships both personally and professionally.  The natural resources the Treasure Valley offers were a major draw as well.   George is a member of Urban Land Institute and the Chamber of Commerce.    

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Bill Haaland


Bill is a co-founder of Valley Rock and has over 30 years of experience in property and casualty insurance, business process outsourcing, and technology.  He started his career in Red Wing, Minnesota working for a regional Property and Casualty Insurance Company.  He ascended to Executive Operations Officer before moving to Oklahoma City, Oklahoma to become the CEO of a specialty insurer, BancInsure, during which time the company tripled in size and its market penetration grew to insuring over 20% of America's community banks.   Bill then co-founded AnSR, a specialty subrogation company serving insurance companies and self-insured companies.  After growing AnSR to revenue supporting over 30 employees, AnSR was merged with Claims Management Resources.  Together the companies' profit and revenue more than doubled under his leadership (Co-CEO); Bill was Managing Partner and responsible for growth, branding, markets, and customer experience.  

Bill then joined a blockchain-as-a-service technology company called BanQu.  The company is helping to connect the world's poorest to the world economy using blockchain technology. 

George and Bill considered joining forces for a long time.  It was only after George established a career by working with another organization, that the two decided to leverage their respective backgrounds.

Bill earned a Bachelor of Arts Degree from Hamline University.  He and his wife, Nancy, share time between Boise and Jackson, WY.  They enjoy spending time with their two adult children, Becca and George, and doing anything outdoors.  Bill also mentors small businesses through the TEAMS program at the Silicon Couloir in Jackson.

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Whether we work on a specific deal or not, we look forward to connecting with you to get acquainted and share ideas.

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Valley Rock Capital

Boise, ID 83706

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