Hard money lending
Fast capital when the deal—not the bank calendar—is driving the close
Asset-based loans for real estate investors: acquisition and rehab, short terms, quick decisions. Use this page to see if the math works—then text rough numbers for a directional read before you chase paperwork.
Same-day replies typical · 801-205-1635 · No obligation to borrow—clarity first.
Speed
Initial direction often in days—built for offers, auctions, and windows that will not wait on a 45-day file.
Asset-first
Underwriting leans on collateral, ARV, and exit—not only W-2 boxes—so investor deals can get a real hearing.
Exit paired
The point is not to camp in expensive debt—it is to land the next step: sale or refi—with timing you can name.
What you get when we talk
- 1.A straight take on whether hard money fits—or whether bridge, private, or conventional sequencing is smarter.
- 2.How your exit (flip, refi, sale) needs to behave so the loan does not become the problem.
- 3.When Utah-licensed mortgage execution is appropriate, next steps stay scoped to what you already decided calmly.
What hard money is
A short-term loan from a private or specialty lender, secured by real estate. Pricing is higher than bank debt because the lender is taking execution and timeline risk—and giving you speed and flexibility in return. It is a tool for specific investor situations, not a substitute for a 30-year mortgage on a primary home.
Typical ranges (markets vary)
Interest rate
Often roughly 9–14% annual (deal-dependent)
Term
Commonly 6–24 months
Advance vs value
Often in the ~65–80% of ARV neighborhood
Points
Often ~1–4 points upfront
Decision timing
Often a few business days for a first yes/no path
Payment
Often interest-only with payoff at maturity
Not a quote or commitment—every file is underwritten on its own merits.
What lenders weight most
Roughly in order of how these deals usually get judged:
After repair value (ARV)
Lending and risk hinge on credible resale or stabilized value—not wishful comps.
Loan-to-value / advance structure
Lower leverage usually means better pricing and more room if the project slips.
Documented exit
Flip: buyer pool and timeline. BRRRR: refi path and seasoning reality.
Experience and reserves
Track record and liquidity reduce lender fear—and often improve terms.
Market and product type
Plain vanilla SFR in liquid markets is easier; thin or exotic markets cost more or do not fly.
Usually a fit when…
- —Fix & flip with a defined resale and margin after interest and points
- —BRRRR or value-add where refinance timing is realistic after stabilization
- —Distressed or heavy-rehab collateral that does not qualify for bank speed yet
- —Competitive close or auction where calendar matters more than rate
Usually a poor fit when…
- —Long-term hold where the rate makes cash flow unrealistic
- —No clear payoff: refi, sale, or partner buyout is still vague
- —Deal too thin to absorb carry if the exit slips 3–6 months
How to think about cost
Compare hard money to the cost of missing the deal—or of being stuck mid-rehab without capital—not to a 30-year owner-occupied rate. On a time-bounded project, annualized interest and points belong inside your project budget the same way labor and materials do. If they do not fit, the deal is telling you something.
Need bridge or private instead?
Some gaps are better filled with a bridge or relationship capital—same exit discipline, different box.
FAQ
Is hard money the right move if my bank already said no?
Sometimes—but a bank decline can mean the deal needs a second look, not just faster capital. Hard money fits when speed, condition, or structure genuinely requires it and your margins and exit can carry the cost. If not, I will say so before you pay points.
Does hard money lock me into a high rate forever?
No. These loans are built to be temporary. The plan is usually a defined payoff: resale after rehab, or refinance into long-term debt once the property and story qualify—on a timeline we sketch before you close.
What do you need in the first text to be useful?
Address or market, buy price or payoff, rehab scope if any, realistic ARV or rent story, your target exit, and when you need to close. Rough numbers are fine; we tighten after the first pass.
Do you only work in Utah?
Strategy and structure conversations are not limited to one state. Licensed mortgage and brokerage execution follows Utah and partner-lender rules where those services apply.
Will you push a loan if waiting is smarter?
No. If interest load, thin margin, or fuzzy exit would make the next 12 months brittle, I would rather help you pause or re-sequence than watch the deal unravel.