Hard Money Loans in Montgomery County, MD
Loans we've funded in Montgomery County
Our Montgomery County loans have all been in Silver Spring so far, from townhomes to larger single-family homes.
Silver Spring, MD
End-unit townhome
Silver Spring, MD
Single-family home
Silver Spring, MD
Single-family home
Silver Spring, MD
Single-family home
Silver Spring, MD
Single-family home
Montgomery County
Loan amounts are shown as ranges and dates as years. Locations are general and details are left out so individual properties can't be identified. Past loans are not an offer of credit.
Investing in Montgomery County: what to know before you buy
Montgomery County mixes county-run communities with incorporated cities that set some of their own rules. Knowing which one a property falls under is the first thing we check.
County or city?
Silver Spring, Bethesda, Germantown, Wheaton and Potomac are run by the county, so permits come from the Department of Permitting Services.
Rockville, Gaithersburg and Takoma Park are incorporated cities with some of their own permit or rental rules. Rockville, for example, issues its own building permits.
Holding it as a rental?
In county-run areas, Montgomery County’s housing department (DHCA) licenses single-family homes, townhomes and condos you rent out. Inside the incorporated cities, check the city’s own rental rules.
The housing you will find
Older bungalows, colonials and garden condos inside the Beltway near DC; mid-century ramblers and split-levels around Rockville and Wheaton; newer townhome communities along I-270 toward Gaithersburg and Germantown.
Where we have lent so far
All of our Montgomery County loans so far have been in Silver Spring, from end-unit townhomes to single-family homes. We lend countywide, and the nearest funded deals are shown above.
Towns we serve in Montgomery County
Rules change. Confirm permit and licensing requirements with the office named above before you close.
Montgomery County by area: where the deals differ
Montgomery County is big, and a flip in Takoma Park has little in common with one in Clarksburg or Potomac. This is how we think about the county when a deal comes in, and which page to read for each area.
Down-county, inside the Beltway
Silver Spring, Takoma Park, Wheaton, KensingtonOlder bungalows, Cape Cods and colonials close to DC and the Red Line, plus garden condos near downtown Silver Spring. Expect systems updates and kitchen and bath work. All of our Montgomery County loans so far have been here.
Bethesda and Potomac
Bethesda, Chevy Chase, PotomacThe county’s highest price points. Projects tend to be larger renovations with bigger loan amounts, and fewer comparable sales, so we spend more time on the after-repair value before we quote.
The I-270 corridor
Rockville, Gaithersburg, Germantown, ClarksburgMid-century ramblers and split-levels around Rockville, then 1980s to 2000s townhome and single-family communities toward Gaithersburg, Germantown and Clarksburg, many with HOA review for exterior work. Rockville and Gaithersburg are incorporated cities, so check which office issues the permit.
Read: Rockville · Gaithersburg · Germantown
Upcounty
Olney, Damascus, PoolesvilleLarger lots and a more rural feel, including the county’s Agricultural Reserve to the west. Some homes are on a private well and septic system, so we ask for those inspections early and leave room for them in the budget.
Ask us about an upcounty deal: get a free quote
Closing costs to budget in Montgomery County
Maryland charges a state transfer tax of 0.5%. Montgomery County adds a 1.0% transfer tax on improved residential property and a recordation tax of $4.45 per $500 (about 0.89%) on the first $500,000, with higher rates above that. Together that is roughly 2.4% of the price before any exemption.
On a flip these taxes come up at purchase and again when you sell, and who pays which share is set in each contract. Put both in your numbers before you make an offer.
Do you lend everywhere in Montgomery County?
Yes. We lend countywide, from the DC line to Damascus and Poolesville. Our funded loans in the county so far have been in Silver Spring, and we are glad to look at deals anywhere else in the county.
Who issues my building permit?
For most of the county it is Montgomery County’s Department of Permitting Services. Inside incorporated cities such as Rockville, the city issues its own building permits, and Gaithersburg and Takoma Park have some of their own rules. We confirm the jurisdiction at the start of every file.
I plan to rent the home after the rehab. What should I know?
In the parts of the county run by the county, Montgomery County’s housing department (DHCA) licenses single-family homes, townhomes and condos you rent out. Inside the incorporated cities, check the city’s own rental rules. Build the license into your timeline if you plan to refinance and hold.
Tax rates and local rules change. Confirm current figures with your title company and the county before you close.
Montgomery County Hard Money Loans: What We See on the Ground
Montgomery County runs from the DC line north toward Frederick County. Rockville is the county seat, and Silver Spring, Bethesda, Gaithersburg and Germantown are among its largest communities. Housing ranges from older bungalows, colonials and garden condos inside the Beltway to mid-century ramblers and split-levels and newer townhome communities along I-270. Some areas, such as Rockville and Gaithersburg, are incorporated cities with some of their own rules; the rest, including Silver Spring, Bethesda, Germantown and Potomac, fall under county agencies. We underwrite with that in mind: we confirm the jurisdiction, review HOA or condo documents, and pull comps by community and house type.
Montgomery County Hard Money Loans: Deal at a Glance
Max Leverage: Up to 65% of ARV
Term: 6–12 months, interest-only
Prepayment: No penalty
Collateral: 1–4 unit residential; small mixed-use case-by-case
Close Speed: As fast as title/appraisal readiness allows
Get Started Today
Capital for Montgomery County investors from a direct lender based in Annapolis. We lend our own money, give same-day soft quotes on complete packages, and set draws to your rehab schedule.
Local Scenarios We Fund in Montgomery County, MD
Montgomery County rewards early answers on jurisdiction and HOA rules, and scopes matched to the age of the house. These are common profiles we fund; if your deal looks different, we’ll tailor the structure and draw schedule.
Older Colonial Inside the Beltway — Electrical, plumbing, kitchen and bath, with county permits lined up before demo
Townhome in Silver Spring or Gaithersburg — Roof, HVAC and interiors, finished to match nearby sales
Condo in Silver Spring or Rockville — Paint, floors and fixtures, scheduled around association rules
Illustrative Funding Example (subject to underwriting)
Numbers below are illustrative, not a quote or a typical price for the area. We size every loan to your own comps, scope and timeline.
Scenario A — Older Colonial Inside the Beltway
Purchase: $600,000
Rehab: $150,000
ARV: $900,000
Max Loan: the lesser of 65% of ARV ($585,000) or 85% of total cost ($637,500 on $750,000). Here that is $585,000,; experienced borrowers with strong files may qualify for more.
Structure: Interest-only; milestone-based draws; no prepay penalty
Scenario B — Townhome in Silver Spring or Gaithersburg
Purchase: $450,000
Rehab: $120,000
ARV: $650,000
Max Loan: the lesser of 65% of ARV ($422,500) or 85% of total cost ($484,500 on $570,000). Here that is $422,500,; experienced borrowers with strong files may qualify for more.
Structure: Interest-only; first draw at closing when applicable; no prepay penalty
How We Fund (5 Steps)
Whether it’s your first or tenth flip, we keep the process simple and predictable. Complete packages get same-day soft quotes, and we can close as fast as title and appraisal allow. Draws are aligned to your rehab cadence so crews stay paid and timelines stay intact.
Send address, photos, purchase, rehab, ARV, timeline, experience
Same-day soft quote on complete packages
Underwrite & issue term sheet
Close with title (first draw at closing when applicable)
Inspections → draws → list or refi (BRRRR)
Eligibility & What to Send
A clean file speeds everything up. Share the items below and we’ll validate comps, confirm the scope, and move you from quote to close without surprises.
Contract or payoff; rehab budget & scope; timeline
Photos or quick walkthrough video link
ARV comps (we’ll validate)
Entity docs & ID; insurance binder before closing
FAQS | Montgomery County Hard Money Loans
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Same-day soft quotes are available with complete information; closings can be expedited when title is ready.
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Yes, case-by-case. HOA/condo documents and resale packages may affect timing and structure.
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For fix-and-flip, we can consider light/no score if the deal is strong and experience is demonstrated.
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Deal-dependent. Request a term sheet for your specific purchase, rehab, ARV, and timeline.
Ready to Run the Numbers?
Tell us the basics of your deal and we’ll get right back to you with a same-day soft quote and a clear path to close. We’re a Maryland-smart, relationship-driven hard money lender: real people who pick up the phone, move quickly, and align capital to your scope and exit—not the other way around. Because decisions are made here (not “upstairs”), you get straight answers, predictable draws, and a partner who understands local timelines, neighborhoods, and what it actually takes to deliver a profitable flip or BRRRR in this market. Contact us via the website or call today to get your next project moving.