EMD Funding in Vermont | Swift Deal Funding
How EMD Funding works in Vermont
EMD funding covers the earnest money deposit so you can lock up a Vermont property without using your own cash. We send the deposit — usually $5,000 to $25,000 — to the closing attorney handling your transaction, typically within 24 hours of a complete application. The deposit stays refundable per your contract’s contingency terms.
Vermont is the quietest wholesale market in the country, with most activity around Burlington and Rutland. When a deal does come together, EMD funding lets you put up credible earnest money while keeping your capital free — and with no minimum deal size, even an occasional deal is worth funding through us.
How EMD funding closes in Vermont
Vermont is an attorney-closing state, so a real estate attorney runs the file and holds funds in trust. That changes where the deposit goes, but not how it works:
- You submit the executed contract, the closing attorney’s contact, and your ID.
- We confirm with the attorney that the deposit is refundable per your contract terms.
- We wire the earnest money to the attorney’s trust account, usually within 24 hours.
- If the deal closes, the deposit is credited at closing; if you terminate inside the contingency window, it is refunded.
Pricing
Two options on every EMD, the same in Vermont as everywhere:
| 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 $7,000 Vermont EMD under Option B hits the $1,000 minimum, paid once, with nothing due at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Closing attorney contact information
- Written confirmation from the attorney that the EMD is refundable per contract terms
- Your photo ID
No credit check, no income verification, no tax returns.
A typical Vermont EMD scenario
A Burlington-area wholesaler ties up a two-unit and needs $5,000 earnest money to hold the seller, but wants to keep cash available for marketing and repairs. We confirm the deposit is refundable through the inspection period and wire $5,000 to the closing attorney’s trust account within 24 hours. Under Option B, the wholesaler pays the $1,000 minimum once. The wholesaler markets the deal and assigns it to a local investor before the contingency expires.
Apply
Submit your contract and closing attorney contact online — usually under 10 minutes. Same-day wires are available for complete files in before 11 AM Eastern. We coordinate directly with your attorney.
Frequently Asked Questions
Who holds the earnest money on a Vermont deal? +
The closing attorney does. Vermont is an attorney-closing state, so earnest money is typically held in the attorney's trust account rather than by an escrow-only title company. We wire the funded deposit to that attorney — or wherever your contract directs — and coordinate written confirmation that it is refundable per your terms. Give us the attorney's contact when you apply. The trust account holds the deposit until closing or termination.
Vermont has very few wholesale deals — can I still fund earnest money? +
Yes. Vermont is the smallest wholesale market in the country, mostly active around Burlington and Rutland, but we fund individual deals with no minimum size or monthly volume. If you need to put up earnest money to secure a property and want to keep your own cash free, EMD funding works here the same as anywhere. Many Vermont properties are modest in price, so deposits often fall at the lower end of our $5,000 to $25,000 range.
Is my funded earnest money refundable in Vermont if I walk? +
Yes, as long as your contract keeps it refundable — usually through an inspection or due-diligence contingency. We require written confirmation from the closing attorney that the EMD is refundable per your contract before funding. If the deal closes, the deposit credits at closing; if you terminate within the contingency window, it is refunded from the attorney's trust account. We do not give legal advice, so confirm your contingency language with your Vermont attorney.
Apply for EMD Funding in Vermont
Submit your application online — same-day decisions for complete files before 2 PM Eastern.