What our loans actually cost, published up front. No quote required to find out.
Most hard money lenders make you fill out an application before they’ll tell you what they charge. We’d rather you know now. The vast majority of our loans land in the ranges above — where yours falls depends on your experience, the deal, and where the numbers come out.
| Interest rate | Typically 10% to 12%Interest only, paid monthly. Your rate depends on experience, the strength of the deal, and loan-to-value. |
|---|---|
| Points | 2 to 3 pointsPoints can be rolled into the loan, so they’re not cash out of pocket at the closing table. |
| Total fees | $1,290Covers application, processing, underwriting, and document preparation. Points are separate. |
| Prepayment penalty | NoneFinish the rehab and sell in four months, and you pay four months of interest. We don’t charge you for being fast. |
| Loan amounts | $50,000 to $1,000,000 |
| Term | Up to 12 monthsShort-term financing built around a renovate-and-exit timeline, not a 30-year hold. |
| Loan to value | We target 65% of ARV or lessPossibly up to 70% if the profit on the deal is strong enough. ARV means after-repair value. |
| How much we’ll finance | Up to 100% of the acquisition, plus rehab fundsOn the right deal, you can get into the property with very little of your own cash in it. |
| Renovation draws | Disbursed in less than a dayRequest a draw and get funded, usually same day. Your crew doesn’t wait on us. |
| Appraisal | Done in house, usually in a dayWe don’t wait two weeks on a third-party appraisal management company. |
| Speed | Approval within 24 hours, funding in as few as 3 days |
| Where we lend | Maryland, Virginia, Washington D.C., Pennsylvania, and Florida |
Total fees are $1,290. That covers application, processing, underwriting, and document preparation — the line items other lenders break out separately and charge you for one at a time. Points are separate, and they can be rolled into the loan.
And there is no prepayment penalty. Sell in month four and you pay four months of interest. A lender who penalizes you for finishing early isn’t betting on your project.
Our profit calculator uses these rates. Put in your purchase price, rehab budget, and ARV, and it will show you what you’d clear on the deal.
Call or text any of us directly, or send it over and we’ll come back within 24 hours.
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