Hard Money Loan Calculator
Enter your deal details and lender terms to instantly see your max loan amount, cash to close, total interest expense, and projected profit on a fix-and-flip or bridge deal.
Hard Money Loan Calculator
The deal
Purchase price
$
Rehab budget
$
After-repair value (ARV)
$
Lender terms
Max LTV of ARV
%
Max LTC of purchase
%
Interest rate
%
Origination points
pts
Loan term
months
Other closing costs
$
Exit
Expected resale price
$
How hard money loan sizing works
Hard money lenders size loans using two independent caps and fund the lower of the two. The first cap is a percentage of the after-repair value (ARV) — usually 70–75%. The second is a percentage of the purchase price plus 100% of the rehab budget — usually 85–90% LTC.
On a deal with a high ARV relative to purchase price, the LTV cap will bind. On a deal with a lower spread between purchase and ARV, the LTC cap will bind. This calculator shows both so you can see which one governs your loan amount.
Typical hard money pricing
Expect 9–12% interest on a fix-and-flip hard money loan, plus 1–3 origination points paid at closing. Most loans are interest-only for the term (usually 6–18 months), with a balloon payoff at the end when you sell or refinance.
Rate and points vary based on: your experience (first flip vs. 10+ completed), credit score, the deal’s LTV and LTC, and the property type. Shopping 3–5 lenders typically saves 50–200 basis points on the rate.
Frequently asked questions
How much can I borrow with a hard money loan?
Most hard money lenders will lend the lower of: 70–75% of the after-repair value (ARV), or 85–90% of the purchase price plus 100% of the rehab budget. This calculator shows both caps so you can see which one is binding on your deal.
What are typical hard money loan rates?
Hard money rates typically run 9–12% with 1–3 origination points. Experienced investors, strong deals, and lower LTVs get better pricing. The default inputs in this calculator use 11% and 2 points, which are reasonable mid-market assumptions.
What is LTV vs LTC?
LTV (loan-to-value) is the loan amount as a percentage of the property’s value — usually the ARV on a fix-and-flip. LTC (loan-to-cost) is the loan amount as a percentage of the total project cost (purchase + rehab). Most hard money lenders cap at both ratios and fund the lower of the two.
What does "cash to close" include?
Cash to close is your out-of-pocket at closing: down payment (purchase price minus the portion financed) plus origination points and other closing costs like appraisal, title, and legal fees.
Get real hard money quotes for this deal
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