Hard Money Loans Nationwide
We connect real estate investors with hard money lenders near you and across the country for fix and flip, bridge loans and DSCR rental financing. Asset-based financing that closes in days, not months. All 50 states.
Loan Parameters
Hard money at a glance
Programs vary by capital source. Final terms disclosed at offer.
What is a hard money lender?
A hard money lender is a private money source that provides short-term, asset-based loans secured by real property. Unlike a bank or conventional mortgage lender, a private money lender underwrites primarily on the value of the collateral rather than the borrower's income, employment or tax returns. The loan is sized based on the property's current market value or projected after-repair value, with loan-to-value ratios typically ranging from 65 to 85 percent depending on the program and the strength of the deal.
Hard money lenders fill a gap that conventional banks cannot serve. Banks require full income documentation, 30 to 60 day underwriting timelines and rarely finance distressed investment properties that need significant renovation. Private money lenders operate with a different underwriting model: if the asset value supports the loan amount and the borrower has a credible exit strategy, the loan moves forward. A real estate investor with a strong deal in any market can receive a term sheet in 24 to 48 hours and close in 7 to 14 business days.
Hard money loans are business-purpose financing tools for real estate investors. They are not consumer mortgages and are not intended for owner-occupied primary residences. The most common use cases include fix and flip acquisitions, bridge loans between properties, new construction and ground-up development projects. Investors also use hard money as bridge-to-DSCR financing: buy and renovate with a hard money loan, lease the property at market rents, then refinance into a long-term DSCR rental mortgage.
Buckle Up Capital is a broker, not a lender. We connect real estate investors nationwide with hard money lenders and private money lenders in our network who compete to fund your deal. This gives you access to multiple loan programs, competitive pricing and faster placement than approaching a single private lender on your own.
A hard money loan is a different type of loan than most people have used before, and it helps to compare it against the options a traditional lender offers. A conventional loan from a bank or credit union prices off your credit score and income, and it can take 30 to 60 days to close. A home equity loan or a home equity line of credit taps equity in a property you already own, but both still run through full income underwriting and are not built for a fast investment purchase. A personal loan or a business line of credit may offer quicker cash, but the loan amount rarely covers a full acquisition and rehab budget. Hard money loans trade a higher interest rate for speed and flexibility, which is the right trade for an investor who can turn a property around quickly and repay the loan on time.
Pros and cons of hard money loans
The biggest pro is speed. A hard money loan can fund in days instead of the months a conventional loan may take, and underwriting focuses on the deal instead of your personal debt-to-income ratio. Hard money loans also work for distressed properties that a bank will not touch, and they give a real estate investor room to close on short notice when a good deal shows up. The tradeoffs are real too. Interest rates on hard money loans run well above a traditional mortgage, loan terms are short, and points and fees add to the cost of a hard money loan. If a project stalls and the investor cannot repay the loan or refinance on schedule, the higher cost compounds fast. Weigh the pros and cons against your specific deal margin before you use hard money loans, and always model the exit before you sign.
How to find a good hard money loan lender
Finding a reliable hard money lender near you requires knowing what to look for. Not all private money lenders are equal. Some are well-capitalized with defined programs and fast draw processes. Others over-promise on timelines and price deals they cannot fund. The cheapest rate is rarely the best choice if the lender cannot close.
Start with the lender's track record in your target market. A hard money lender who understands local valuations in Las Vegas or San Diego will underwrite more accurately and close more reliably than a lender unfamiliar with the market. Ask how many deals they closed in your state last quarter and what their average close time was. A credible private money lender can answer both questions quickly.
Look for a private lender that is transparent about their draw process on fix and flip loans. Some lenders release renovation draws quickly with a simple inspection while others have bureaucratic processes that slow your project and drain carry costs. Ask what the draw schedule looks like and how long draw disbursements typically take.
Working with a broker like Buckle Up Capital gives you simultaneous access to multiple hard money lenders in our network rather than shopping lender by lender. We match your deal to the right capital source, negotiate terms on your behalf and handle condition clearing so you can focus on the investment property rather than the financing process. Use our hard money loan calculator to run your numbers first.
How hard money loans work
Asset-Based Underwriting
Hard money lenders in our network underwrite on the collateral property, not your income or employment. They evaluate the current value of the investment property, the estimated after-repair value, and the strength of your exit strategy. A strong deal with a clear exit can qualify where a conventional loan application would be declined on income grounds alone.
Fix and Flip Financing
Fix and flip loans are the most common hard money loan product for real estate investors. Private money lenders fund the acquisition of a distressed residential property plus the renovation budget, releasing construction draws as work is completed. The investor renovates, sells at the improved value, and repays the loan from sale proceeds. Loan terms run 6 to 18 months.
Bridge Loans
A bridge loan is a short-term hard money loan that bridges the gap between buying an investment property and placing permanent financing. Real estate investors use bridge loans to move faster than a conventional bank can process, to acquire properties in poor condition that do not qualify for agency financing, or to close on a new acquisition while waiting on a refinance to clear on another asset.
Hard Money vs. Conventional Loans
A conventional loan from a bank requires a full income verification package, a 30 to 60 day underwriting timeline, and a property in rentable condition. Hard money lenders look at the deal, not the borrower's tax returns. The tradeoff is higher interest rates and shorter terms. For a real estate investor buying a distressed property at a discount and flipping it within 12 months, the higher rate is factored into the deal margin and the speed advantage is irreplaceable.
See our full hard money loan programs or explore bridge loan options for short-term capital between acquisitions.
Every hard money loan application starts the same way, whether the money loan is a short-term fix and flip advance or a bridge loan on a stabilized asset. The lender secures the loan against the property itself, sets the loan-to-value ratio based on current value or after-repair value, and issues a term sheet once the numbers work. Once the loan closes, loan payments are usually interest-only, which keeps monthly carrying cost down while the investor completes the renovation and works toward the end of the loan term.
Hard money loans are often used to purchase properties that would not qualify for traditional mortgage loans, including distressed single-family homes, small multifamily buildings and light commercial property loans. Some investors also turn to hard money financing for business loans secured by real estate they already hold free and clear, using the equity to fund a separate acquisition. Because the loan is secured by real property, many hard money lenders can move relatively quickly, often underwriting and clearing conditions faster than a bank ever could.
What hard money lenders look for
Hard money lenders evaluate deals differently from conventional mortgage lenders. The primary underwriting criterion is always the asset: the value of the investment property relative to the loan amount. Credit score, down payment and exit strategy round out the picture.
Credit score matters less in hard money lending than in conventional financing. Most private money lenders require a minimum of 600, but a real estate investor with a score of 610 and a strong below-market acquisition can qualify where a 720-score borrower with a weak deal cannot. The asset is always the lead.
Exit strategy is the second most important factor. A private lender wants to know how the loan gets paid off. Is the investor selling after renovation? Doing a cash-out refinance into a DSCR loan? Selling to another investor at stabilized value? A credible exit with supporting comparable sales or rental income data materially improves approval odds and pricing.
View our fix and flip loan programs to see how investors structure deals from acquisition through exit.
Credit Score
600 minimum. Files above 640 and 680 unlock better pricing and LTV.
Down Payment
15 to 25% of purchase price depending on program and borrower profile.
ARV and LTV
Loan sized to 65 to 70% of after-repair value on most fix and flip programs.
Exit Strategy
Clear sell timeline or a DSCR rental refi plan. Lenders want the path to payoff.
Deal Quality
Strong below-market acquisition price and realistic renovation scope matter more than credit.
Liquidity
3 to 6 months of loan payments in reserve preferred after the down payment closes.
Experience
First-time investors accepted on select programs. Experienced investors get better terms.
Property Type
SFR, 2 to 4 unit, multifamily and light commercial all eligible. Land and ground-up case by case.
Hard money lenders by location
We connect real estate investors nationwide with hard money lenders in our network. Select your state or city below to see local loan programs, market insights and qualifying criteria for investment properties in your area.
By State
Denver anchors the Front Range with a deep fix and flip pipeline, and Colorado Springs, Fort Collins and Boulder each carry their own investor profile, from military-driven rental demand to college-town value-add plays. See Colorado hard money lenders for city-by-city programs.
No state income tax and steady population inflows keep Texas fix and flip and rental markets active across Dallas, Houston, Austin and San Antonio. See Texas hard money lenders for market-specific rates and terms.
Atlanta's metro sprawl and lower acquisition costs relative to coastal markets make Georgia a favorite for investors scaling a rental portfolio on DSCR financing after a hard money rehab. See Georgia hard money lenders for local terms.
Chronic underbuilding keeps California one of the most supply-constrained markets in the country, from Los Angeles and San Diego to the Bay Area, Sacramento and the Inland Empire. See California hard money lenders for our full market breakdown.
Las Vegas real estate investors compete on speed in a market where off-market inventory moves fast and no state income tax draws steady out-of-state buyer demand. See Nevada hard money lenders for program details.
Phoenix and the greater Valley continue to draw relocation demand and new construction activity, supporting both fix and flip margins and long-term DSCR rental holds. See Arizona hard money lenders for local programs.
No state income tax and heavy migration into Florida keep fix and flip and rental demand strong from Miami and Tampa to Orlando and Jacksonville. See Florida hard money lenders for market-specific terms.
By City
Do not see your state or city listed? Submit your deal and we will find hard money lenders in our network that are active in your target market. We work with real estate investors in all 50 states.
How to get a hard money loan
Submit the property address, your purchase price or current value, estimated renovation budget and your exit strategy. The form takes about five minutes.
We evaluate the deal on asset value, not your income. Our network of private money lenders reviews the numbers and returns a term sheet within 24 to 48 hours in most cases.
Accept the term sheet and move into underwriting. We coordinate with the private lender and handle condition clearing so you are not chasing emails.
Close in 7 to 14 business days. Funds wire to the title company. You own the property and can begin your rehab or rental strategy.
Hard money underwriting is fundamentally different from conventional bank underwriting. A bank loan officer calculates your personal debt-to-income ratio and measures every dollar of outstanding debt against verifiable income. A hard money lender in our network looks at the deal: what is the property worth today, what will it be worth after renovation, and does the borrower have a credible plan to sell or refinance? Personal income is not a factor.
This makes hard money and private money loans accessible to real estate investors who are self-employed, retired, or carry complex income structures that reduce their taxable income on paper. As long as the collateral supports the loan amount and the exit strategy is sound, the loan can move forward. Speed and asset value are what matter to a hard money lender, not a W-2.
Documents You Will Need
Completed loan application (we send the form)
Purchase contract or property address and current value estimate
Scope of work and renovation budget (contractor bids preferred)
Entity documents if purchasing in an LLC or corporation
Two months bank statements to verify liquidity
Photo ID
Exit strategy letter or comparable DSCR rental analysis
Property insurance binder at closing
No tax returns. No W-2. No debt-to-income calculation. Hard money loan documentation requirements are far lighter than a conventional mortgage. Have these items ready and the process moves significantly faster.
No credit pull. No commitment. Term sheet in 24 to 48 hours.
Hard money lender questions
All loans facilitated by Buckle Up Capital are for business and commercial purpose only. Buckle Up Capital is a broker, not a lender. Loans are placed with lenders in our network. Rates and terms vary by capital source and are not a commitment to lend.
Ready to find hard money lenders near you?
Submit your deal and we will run it through our network of hard money lenders and private money sources nationwide. No credit pull. No commitment.
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