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Hard money loan rates: what sets your cost
Every hard money loan is priced on the deal. Here is what moves your cost up or down, and how to compare offers on total cost instead of headline rate.
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Estimate only. Loan amount is the lower of 100% of purchase plus rehab or 70% of the sale price when finished (after-repair value). Minimum loan $150,000. Business-purpose loans on investment property.
How hard money is priced
Hard money pricing usually has two parts: an interest rate, normally paid monthly as interest-only, and points, an upfront fee paid at closing where one point equals 1% of the loan amount. Some lenders add underwriting, processing or draw fees on top.
What moves your price
- Experience. Investors with completed flips usually get better terms.
- Leverage. The more of the cost the lender funds, the more risk it takes.
- The deal. A wide margin between your cost and the after-repair value lowers risk.
- Credit. It matters less than the deal, but it still counts.
- Term and size. Longer terms and smaller loans can cost more.
Compare total cost, not the headline rate
Add up everything the loan will cost you over the time you expect to hold the house: interest for the months you will own it, points, and every fee. A lender with a lower rate but more fees, or slower draws that stretch your timeline, can cost more in the end.
Get your terms
We do not publish a rate sheet because every deal is priced on its own numbers. Send the deal using the form on this page and a loan officer will give you your terms.
Hard money loans across Dallas–Fort Worth
We lend on investment houses throughout the DFW metroplex, in Dallas, Tarrant, Collin, Denton and surrounding counties.
Questions investors ask
Straight answers about hard money loan rates.
What are points on a hard money loan?
An upfront fee paid at closing. One point equals 1% of the loan amount.
Are payments interest-only?
Usually, yes. You pay interest monthly and repay the balance when you sell.
How do I get your rate?
Send the deal through the form on this page and a loan officer will give you your terms.
What is the smallest loan you make?
Loans start at $150,000.
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