Hard Money Loans in Washington County, MD
Washington County Hard Money Loans: What We See on the Ground
Washington County, located in western Maryland within the Appalachian region, spans approximately 458 square miles of diverse landscapes including mountains, valleys, and farmlands, with a population of around 157,228 as of 2024. The economy is strong and diverse, with low unemployment at 3.5% as of January 2025, a median household income of $74,157, and growth in sectors like manufacturing, healthcare, education, and logistics. Key towns include Hagerstown (largest city and economic hub), Williamsport, Boonsboro, Clear Spring, Funkstown, Hancock, Sharpsburg, and Smithsburg. Historic brick rowhomes in Hagerstown often need systems work and preservation-friendly finishes; suburban SFHs and ranch-style homes in Williamsport or Boonsboro reward clean layouts, kitchen/bath updates, and quick turns aligned to commuter and school timelines. The real estate market shows median property values around $275,900 with a homeownership rate of 65.9%, supporting affordable flips amid low inventory and moderate appreciation.
Washington 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
Local, boutique capital for Washington County investors—delivered fast. We lend our own money, quote quickly, and structure draws so you can move from demo to market without delays. As Maryland's go-to for hard money loans and fix and flip financing, we tailor solutions to your local project.
Local Scenarios We Fund in Washington County, MD
Washington County rewards tight scopes, preservation-aware finishes in historic areas, and dependable draw timing in rural suburbs. These are common profiles we fund as a hard money lender; if your deal looks different, we’ll tailor structure and cadence.
Historic Rowhome Refresh in Hagerstown — Systems + kitchen/bath + exterior trim with preservation considerations (permits/COA timelines factored)
Suburban SFH Turn in Williamsport/Boonsboro — Roof/HVAC/electrical bundle + interiors to hit commuter-friendly comps
Ranch Cosmetic Lift in Hancock/Sharpsburg — Paint/floors/fixtures → quick market turn near amenities
Illustrative Funding Example (subject to underwriting)
Numbers below reflect typical Washington County ranges; we’ll calibrate to your comps, scope, and timeline as part of our hard money loan process.
Scenario A — Historic Rowhome in Hagerstown
Purchase: $200,000
Rehab: $70,000
ARV: $300,000
Max Loan: We offer flexible leverage through two main options: up to 65% of After-Repair Value (ARV) for broad eligibility, or up to 85% of Loan-to-Cost (LTC—purchase + rehab total) for potentially higher amounts. We typically use the lesser of the two to ensure a strong deal, but can often accommodate closer to the LTC cap based on your experience, credit, and project details. Example calc: 65% ARV = $292,500; 85% LTC (on $390,000 total cost) = $331,500. Here, max would be $292,500, with room to flex higher if the borrower and deal qualify.
Structure: Interest-only; milestone-based draws; no prepay penalty
Scenario B — Suburban SFH in Williamsport/Boonsboro
Purchase: $300,000
Rehab: $90,000
ARV: $450,000
Max Loan: We offer flexible leverage through two main options: up to 65% of After-Repair Value (ARV) for broad eligibility, or up to 85% of Loan-to-Cost (LTC—purchase + rehab total) for potentially higher amounts. We typically use the lesser of the two to ensure a strong deal, but can often accommodate closer to the LTC cap based on your experience, credit, and project details. Example calc: 65% ARV = $292,500; 85% LTC (on $390,000 total cost) = $331,500. Here, max would be $292,500, with room to flex higher if the borrower and deal qualify.
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 | Washington 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.