Hard Money Loan Options in Maryland
Currently Serving Investors in Maryland, DC, & Virginia
Five hard money loan programs, one simple process
Whether you are flipping, building a rental portfolio or building from the ground up, we look at the deal, the plan and your experience. Every program is business-purpose lending from a direct lender in Annapolis, across all of Maryland, Washington, DC and Virginia.
- Within 24 hoursterms on most deals
- As little as 7 daysto close, once title is ready
- Up to 100%of the approved rehab budget
- No minimumcredit score, no prepayment penalty
Which program fits your deal?
Not sure which one you need? Start with what you are trying to do.
What are you working on?Tap a situation and we will point you to the program built for it.
Fix & Flip
Buy · Rehab · Sell- Best for
- Buying a distressed property to renovate and resell
- Term
- 6–12 months, interest-only
- Leverage
- Lesser of 65–70% of ARV or 85% of total cost
- Rehab
- Up to 100% of the approved budget, in draws
- Exit
- Sale of the finished property
Fix & Hold
The BRRRR route- Best for
- A property that needs work before it can cash flow as a rental
- Term
- 6–12 months, interest-only
- Leverage
- Lesser of 65–70% of ARV or 85% of total cost
- Rehab
- Up to 100% of the approved budget, in draws
- Exit
- Refinance into long-term rental financing
New Construction
Ground-up- Best for
- Empty lots and tear-downs, built to your project
- Term
- Matched to the build schedule
- Leverage
- Deal-dependent, based on cost and completed value
- Funding
- Construction budget released in draws
- Exit
- Sale on completion, or refinance to hold
Bridge
Timing tool- Best for
- Covering a gap: a pending sale, a better season, or long-term financing not ready yet
- Term
- Short-term, sized to the gap
- Leverage
- Deal-dependent, based on the property and the exit
- Rehab
- Usually not needed
- Exit
- A named event: sale, refinance or another closing
Acquisition Only
Purchase capital- Best for
- A purchase that needs no renovation money, or work you fund yourself
- Term
- Short-term, interest-only
- Leverage
- Deal-dependent, based on price and value
- Rehab
- Not included: purchase only
- Exit
- Sale or refinance
Every program is business-purpose lending for investment property — no owner-occupied or consumer loans. Not sure which fits? Call (443) 684-7997 and describe the deal; that first conversation usually takes about ten minutes.
What every loan includes
The same straightforward terms, whichever program you choose.
- Terms within 24 hoursQuick reviews and straight answers on most deals.
- Close in as little as 7 daysOnce title and documents are ready.
- No prepayment penaltyPay off any time without extra fees.
- Flexible leverageUp to the lesser of 65–70% of ARV or 85% of total cost, deal-dependent.
- Rehab funded in drawsUp to 100% of the approved budget where the program includes rehab.
- Interest-only paymentsShort terms, typically 6–12 months, built for investors.
- No minimum credit scoreWe look at the deal, the plan and your experience.
- A direct lenderYou talk to the person who makes the decision. No brokers or committees.
See how a loan moves from first call to payoff in our six-step process.
Common questions
What investors ask us most, answered plainly. If yours isn’t here, call and ask; there’s no wrong question on a first deal.
How fast can you actually close?
As little as 7 days once title work and documents are ready. Most deals receive terms within 24 hours of us seeing the numbers. The parts that take time are usually outside the lender’s hands — title searches, appraisals where required, and how quickly documents come back signed — so getting your paperwork organized before you find a property is the best way to close fast.
What credit score do I need?
There’s no minimum credit score. We evaluate the deal, the plan and the borrower’s experience. Credit is one piece of context, not a cutoff. More in our post on credit score requirements for hard money loans.
How much money do I need to bring to the table?
Loans are sized at the lesser of 65–70% of after-repair value or 85% of total cost, so you typically bring the rest of the purchase price plus closing costs. A property bought well below market needs less cash than one bought at retail. Our post on down payment requirements walks through examples, and the fix and flip calculator lets you try your own numbers.
Do you fund the renovation, or just the purchase?
On Fix & Flip and Fix & Hold loans we fund up to 100% of the approved renovation budget. Rehab money is released in draws as work is completed and checked, not as a lump sum at closing. If you’d rather fund the work yourself, Acquisition Only covers just the purchase.
What are your rates and fees?
Pricing depends on the deal: leverage, property type, timeline and experience all factor in. Loans are short-term and interest-only, with points paid at closing and no prepayment penalty. For how hard money pricing works in general, see what hard money lenders charge. For your numbers, a quote is free and usually takes about a day.
Where do you lend?
All of Maryland, plus Washington, DC and Virginia. We’re based in Annapolis and underwrite with local knowledge: a rowhome in Baltimore City, a rambler in Anne Arundel County and a townhouse in Prince George’s County are three different deals. See every area we lend in.
Can I pay the loan off early?
Yes, with no prepayment penalty. If your project sells in month four of a twelve-month term, you stop paying interest in month four.
What happens if the property doesn’t sell before the term ends?
It’s a common, solvable problem. Options include a price adjustment, an extension, moving to a bridge loan, or refinancing into rental financing and keeping the property. Calling early makes every option easier. Full walkthrough: what to do if your flip doesn’t sell.
Can I use this to buy a home to live in?
No. All of our programs are business-purpose loans for investment property, not owner-occupied or consumer loans. For a primary residence, a conventional mortgage lender is the right call.
I’ve never done a flip before. Will you work with me?
Yes. First-time investors are a meaningful part of who we lend to. Experience affects how a deal is structured, not whether we’ll look at it. Start with hard money explained in plain English, then call with a property in mind.
More answers on the hard money loan FAQ page and in the glossary of terms.
Have a deal in mind?
Talk directly with the person who makes the lending decision, or send the basics for a free quote. Most deals get terms within 24 hours.
Terms describe how we usually lend and depend on the property, title work, documents and borrower. Nothing on this page is an offer of credit or a commitment to lend. Business-purpose loans for investment property only.
Loans we have funded
From rowhomes to land: a few examples of how investors have used our loans.
- Lending since 2021Private money from an Annapolis-based lender.
- Across MarylandPlus Washington, DC and Virginia.
- About $100K to $1M+The range of loans in this collection.
- Rowhomes to landHouses, townhomes, condos, land and a marina.
Baltimore City, MD
Rowhome
A classic Baltimore rowhome, the property type behind so much of the city's investor activity.
Queen Anne's County, MD
Single-family home
An acquisition loan for a single-family home on the Eastern Shore.
Queen Anne's County, MD
Land
A land loan in Queen Anne's County. We look at more than houses.
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.
Hard money loans across Maryland
We lend across all of Maryland, plus Washington, DC and Virginia. Pick your county or town for local notes and loans we’ve funded nearby.