Market data
Hard money rates & terms
Indicative market ranges as of October 30, 2026, compiled from the published rate sheets of national lenders and broker quotes. Updated quarterly. These are not offers; your pricing depends on experience, credit, leverage, property and state.
By loan type
| Program | Rate | Points | Max leverage | Term | Min FICO |
|---|---|---|---|---|---|
| Fix and Flip Loans | 8.25% – 11.5% | 1 – 2.5 | 85% – 92.5% / 70% – 75% ARV | 6 – 18 months | 600 – 660 |
| Bridge Loans for Real Estate | 8.0% – 11.0% | 1 – 2 | 65% – 80% | 6 – 24 months | — |
| DSCR Rental Loans | 6.0% – 8.0% | 0 – 2 | 75% – 80% | 30-yr fixed / ARM | 660 – 680 |
| Ground-Up Construction Loans | 9.0% – 12.0% | 1.5 – 3 | 80% – 90% | 12 – 24 months | — |
| Commercial Hard Money Loans | 9.0% – 13.0% | 1.5 – 3 | 55% – 70% | 12 – 36 months | — |
| Hard Money Loans With Bad Credit | 10.5% – 14.0% | 2 – 4 | 65% – 80% / 60% – 70% ARV | 6 – 12 months | 550 – 620 |
| Land and Lot Loans From Private Lenders | 10.0% – 14.0% | 2 – 4 | 40% – 60% | 6 – 24 months | — |
Fix & flip pricing by experience tier
| Tier | Flips (36 mo) | Max LTC | Max LTARV | Rate | Points |
|---|---|---|---|---|---|
| New | 0 | 80% | 70% | 10.5% – 11.5% | 2 – 2.5 |
| Emerging | 1–2 | 85% | 70–72.5% | 10.0% – 10.75% | 1.5 – 2 |
| Experienced | 3–5 | 90% | 75% | 9.25% – 10.0% | 1 – 1.5 |
| Professional | 6+ | 92.5–95% | 75% | 8.25% – 9.5% | 1 – 1.5 |
Pricing adjustments to expect
| Factor | Typical adjustment |
|---|---|
| Credit 660–699 vs 740+ | +50 to +100 bps |
| Each 5% leverage reduction | −20 to −30 bps |
| 2–4 units vs SFR | +12 to +25 bps |
| Heavy rehab (>50% of price) | +25 to +50 bps, lower LTARV |
| Judicial-foreclosure state (NY, NJ, FL, IL, OH) | +50 to +150 bps |
| Loan under $150,000 | Rate floor or minimum points |
| Rural / tertiary market | +50 bps, −5% leverage, or declined |
Standard fees
- Document / underwriting: $995 – $2,000
- Valuation (BPO / appraisal): $300 – $900
- Draw inspection: $150 – $300
- Extension: 0.5 – 1 point per 3–6 months
- Legal / closing: $750 – $2,500 (varies by state)
Read how rates and points are set and model any term sheet in the cost calculator.
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