Hard Money Loans
Fast, flexible real estate financing when traditional banks can't move quickly enough. Close in as little as 7-14 days with asset-based underwriting that focuses on property value, not paperwork.
A hard money loan is short-term financing secured by real estate rather than by your income or credit history. Growth Fund Partners funds hard money loans from $50,000 to $5 million at rates of 10 to 14 percent, up to 75 percent loan-to-value, with closings in 7 to 14 days. Because underwriting is driven by the asset, approval moves in days rather than the weeks a bank requires.
How hard money lending works
Hard money is asset-based lending. Instead of qualifying you on income, tax returns, and credit score, we underwrite the property. The real estate itself is the collateral, so the central question is simple: if the deal does not go as planned, does the asset protect the loan? That shift is what lets us approve and fund in days rather than weeks.
When we evaluate a deal, we look at four things — the property's value (as-is, and after repair on renovation projects), the economics of the deal itself, your exit strategy, and your experience with similar projects. A clean, well-priced deal with a credible exit can be approved even when a borrower's personal financials would never clear a bank's underwriting.
Terms are built for short holds. Loans typically run 6 to 24 months with interest-only payment options, rates of 10 to 14 percent, and leverage up to 75 percent of value. Because the structure is short-term and collateral-driven, hard money is a tool for a specific job — not a substitute for long-term, amortizing bank debt.
When hard money is the right tool
Hard money earns its cost in situations where speed and flexibility matter more than the lowest possible rate. The most common uses include:
- Fix and flip. Fund the purchase and often the rehab, complete the work, then sell.
- Distressed and auction purchases. Close on properties that require certainty and speed a bank cannot offer.
- BRRRR strategy. Buy, rehab, and rent, then refinance into long-term financing once the property is stabilized.
- Closing before a conventional loan can fund. Use short-term capital now and take out the loan with permanent financing or bridge financing later.
- Hard-to-document income. Investors and self-employed borrowers who cannot easily show income the way a bank requires.
It also works for larger commercial real estate plays where timing is the deciding factor.
A quick example
An investor finds a $300,000 property that will be worth $420,000 after $60,000 of renovations. A hard money loan at 70 percent of the $420,000 after-repair value provides roughly $294,000 — enough to cover most of the purchase and rehab. The investor completes the work in four months, sells, repays the loan, and moves the profit into the next deal. A conventional loan could not have closed in time to win the property.
Hard Money Loan Programs
Asset-based financing for real estate investors — fix and flip, rental properties, and cash-out refinancing.
Fix and Flip Loans
Short-Term Financing for Real Estate Investors
Rental Property Loans (DSCR)
Long-Term Financing for Real Estate Investors
Cash-Out Refinance Hard Money
Unlock Real Estate Equity for Investment Capital
Rates & Terms
Transparent, current terms for this program. Final pricing depends on the deal, collateral, and borrower profile.
| Loan amount | $50,000 – $5,000,000 |
|---|---|
| Interest rate | 10% – 14% |
| Loan term | 6 – 24 months (interest-only options) |
| Max LTV | Up to 75% of as-is value (up to 85% of purchase on fix-and-flip) |
| Time to close | 7 – 14 days |
| Collateral | Investment real estate (non-owner-occupied) |
Hard Money Loan vs. Conventional Bank Loan
| Feature | Hard Money Loan | Conventional Bank Loan |
|---|---|---|
| Speed to close | 7 to 14 days | 30 to 60+ days |
| Underwriting basis | The asset — property value, deal economics, and exit strategy | The borrower — income, credit score, and tax returns |
| Typical rate | 10% to 14% | 7% to 9% |
| Loan-to-value | Up to 75% of as-is value | Up to 80%, sometimes higher with mortgage insurance |
| Documentation required | Light — property details, deal numbers, and exit plan | Extensive — tax returns, financials, income verification |
| Term length | 6 to 24 months, interest-only options | 5 to 30 years, fully amortizing |
| Best suited for | Fix and flip, BRRRR, distressed or time-sensitive deals | Long-term holds and owner-occupied property |
Process & Timeline
A straightforward path from first conversation to funded — with no surprises along the way.
Submit your deal (Day 1)
Share the property, purchase price, rehab budget, and your exit strategy. In most cases we return same-day preliminary feedback on whether the deal is a fit.
Term sheet (Day 1–2)
We issue a term sheet outlining the loan amount, rate, loan-to-value, and term so you know exactly what you are working with before spending on diligence.
Valuation ordered (Day 2–5)
We order an appraisal or broker price opinion to confirm as-is value and, on renovation deals, after-repair value.
Asset-based underwriting & title (Day 3–8)
Underwriting focuses on the collateral and runs in parallel with title work — no lengthy income verification to slow things down.
Final approval & loan docs (Day 6–10)
We clear any remaining conditions and prepare closing documents for signature.
Close & fund (Day 7–14)
You sign, funds are released, and the purchase or refinance closes — fast enough to win competitive or auction deals.
Sources & Market Data
- Rate context is benchmarked against the U.S. prime rate of 6.75%. Federal Reserve, Selected Interest Rates (H.15) (July 2026).
- Banks continued tightening lending standards for small firms, pushing investors toward faster asset-based capital. Federal Reserve, Senior Loan Officer Opinion Survey (SLOOS) (January 2026).
What to watch out for
Hard money is a powerful tool, but it is not free of risk, and a good lender will tell you so. The biggest danger is carrying costs on a project that runs long. Because you pay interest every month the loan is outstanding, a renovation that slips from four months to eight can erase a meaningful share of your profit. Build a realistic timeline and a buffer.
A real exit strategy is non-negotiable. Hard money is short-term by design, so you need a concrete plan to repay — a sale, a refinance into permanent financing, or a lease-up that supports a takeout loan. If your exit depends on a market that may shift, stress-test it before you borrow.
Finally, read the terms on prepayment and extensions. Some lenders charge minimum interest periods or fees to extend. We keep our structures straightforward, but you should always understand the full cost before you sign. For a deeper walkthrough of rates, loan-to-value, and strategy, read our complete hard money loan guide.
Frequently Asked Questions
Straight answers to the questions borrowers ask us most.
Most hard money loans through Growth Fund Partners close in 7 to 14 days. Because the loan is secured by the property rather than your income history, underwriting focuses on the asset, which removes most of the delays that slow conventional bank lending.
Hard money rates currently run 10 to 14 percent. Where a specific deal lands in that range depends mainly on loan-to-value ratio, property type, the strength of your exit strategy, and your track record with similar projects. Lower leverage and a clear exit earn the lower end.
Credit matters far less than it does for bank financing. Hard money is asset-based, so the property value, the deal itself, and your exit plan carry most of the weight. Borrowers with imperfect credit regularly qualify when the underlying collateral and business plan are sound.
We lend up to 75 percent loan-to-value. The exact figure depends on property type, condition, and whether the deal is a purchase, refinance, or renovation. Conservative leverage typically also earns a better rate.
Yes. Fix and flip is one of the most common uses. The speed advantage matters most here: investors competing for distressed or auction properties often need to close before conventional financing could even clear underwriting.
Hard money is asset-based lending priced on the collateral, typically for renovation, distressed purchases, or borrowers who cannot document income conventionally. Bridge financing covers a defined timing gap, usually when a sale or permanent refinance is already lined up. If your exit is a specific event, ask about bridge financing instead.
Residential investment properties, multi-family, mixed use, retail, office, and industrial. Owner-occupied primary residences are generally not eligible for this product.
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