Hard Money Loan Calculator
Estimate your loan amount, monthly interest-only payment, points cost, and projected profit for any fix and flip or bridge deal. Adjust the sliders and results update instantly.
Live Result
Default scenario at a glance
Estimates only. Real terms from a full application.
Enter your deal numbers
Adjust the sliders below. The hard money loan calculator updates every output in real time.
Deal Inputs
Loan Terms
Full Results
Projected Profit: $-350
ARV minus purchase, rehab, borrowing cost and 8% selling costs. Rough estimate only.
This hard money loan calculator provides estimates based on your inputs. It does not include prepayment penalties, extension fees, draw schedule timing, closing costs, title, insurance, or property taxes. Real terms are set by the capital source in our network that funds your deal. Submit your deal for an actual term sheet.
How to use this hard money loan calculator
Start with the three property inputs: purchase price, rehab budget, and after-repair value. These three numbers define the deal. The purchase price is what you are paying for the property today. The rehab budget is your total estimated renovation cost to bring the property to sellable condition. The ARV is the appraised value after the renovation is complete and the property is market-ready.
Next, set the loan terms. The LTC percentage controls how much of the total project cost (purchase plus rehab) the hard money lender will finance. Most programs in our network land between 80 and 90%. The interest rate and points fields reflect market pricing for hard money loans today. The term field sets how long you plan to hold the loan.
The calculator runs two constraints simultaneously: LTC-based sizing and the 70% ARV cap that most hard money lenders apply. The loan amount shown is the lower of the two, which is the constraint that will actually govern your deal. The binding constraint label tells you which one applies so you can adjust your deal structure if needed before submitting an application.
How hard money loans are priced
Hard money loans are priced on three components: interest rate, points, and LTC. Unlike conventional mortgages, which focus on the borrower's income and credit history, hard money lenders price primarily on the asset. The deal quality, your exit strategy, and the loan-to-ARV ratio have more influence on the rate and points you are quoted than your personal income or debt-to-income ratio.
Points are paid at origination and represent the lender's primary fee. One point is one percent of the loan amount. Points on hard money loans typically run 1.5 to 3, though experienced investors with clean track records and repeat business relationships sometimes negotiate lower origination fees.
Interest rate on hard money loans runs higher than conventional mortgages because the loans are short-term, interest-only, and carry higher risk. Rates in the current market generally fall between 9.5 and 13% annually, depending on the program and borrower profile.
LTC (Loan-to-Cost)
Percentage of purchase plus rehab the lender will finance. Higher LTC means less cash out of pocket but tighter margins on the deal.
ARV (After-Repair Value)
The appraised value after renovation. Hard money lenders cap the loan at 65 to 70% of ARV regardless of LTC. If your ARV cap is lower, it is the binding limit.
Interest Rate
Charged monthly on the outstanding loan balance. Payments are interest-only so the principal balance does not decrease during the term.
Points
Paid at closing as a percentage of the loan amount. A 2-point fee on a $300,000 loan equals $6,000 due at settlement.
Loan Term
Hard money loans are short-term, typically 6 to 24 months. The term is set to match the renovation and sale timeline for a fix and flip.
Down Payment
Cash to close equals the gap between total project cost and the loan amount, plus points. This is your real out-of-pocket requirement.
What this hard money loan calculator does not include
The calculator gives you a clean deal-level estimate but does not model every real-world cost. Closing costs including title, escrow, recording fees, lender legal fees, and appraisal typically add $2,000 to $6,000 depending on deal size and state. These are not included in the cash-to-close output.
Rehab draw schedules are also not modeled. Many hard money programs disburse renovation funds in draws tied to inspection milestones rather than releasing the full rehab budget at closing. Interest may accrue only on the drawn balance in some programs, which lowers your actual interest expense below what the calculator shows. Confirm with us how the draw schedule works on your specific program.
Extension fees apply if your project runs past the original term. Most lenders charge 0.5 to 1.5 points per extension period. Prepayment provisions, property taxes, insurance, and HOA dues are also outside the scope of this tool. The 8% selling cost in the projected profit estimate is a rule-of-thumb for agent commissions, transfer taxes, and concessions. Actual selling costs vary by market and deal. Always confirm real terms with us before making an offer on a deal.
Hard money vs conventional loan cost for real estate investors
Hard money loans carry a higher annual interest rate than conventional mortgages. A 10.5% hard money rate compared to a 7.5% conventional rate looks like a significant premium on paper. For a fix and flip investor who buys, renovates, and sells in six months, that difference on a $300,000 loan is roughly $4,500 in additional interest. That is a real cost but often acceptable relative to the profit the deal generates.
The comparison breaks down because conventional lenders typically will not finance distressed properties at all. A property that needs a new roof, foundation work, or full rehab fails conventional appraisal requirements before underwriting even begins. Hard money lenders assess the deal based on what the property will be worth after renovation, not what it is worth today in its distressed state. That willingness to lend on the ARV is the value proposition.
Speed is the second factor. A conventional purchase loan closes in 30 to 45 days in favorable conditions. A hard money loan through the capital sources in our network closes in 7 to 14 business days. At auction or in competitive off-market deal situations, the ability to close quickly is often the difference between winning and losing the deal.
For a real estate investor running multiple fix and flip projects per year, the higher cost of hard money financing is a budgeted line item in the deal analysis, not an obstacle. This calculator helps you confirm the math before you commit.
Hard money loan calculator questions
All loans facilitated by Buckle Up Capital are for business and commercial purpose only. Buckle Up Capital connects borrowers with hard money lenders in our network. We are a broker, not a lender. Rates and terms vary by capital source and are not a commitment to lend.
Related resources for real estate investors
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The calculator shows the estimate. A term sheet shows the real numbers. Submit your deal and we connect you with hard money lenders in our network. No credit pull. No commitment. Term sheet in 24 to 48 hours.
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