Hard Money Construction Loans
Asset-based construction capital for builders who can't wait 45 days on a bank. Underwritten on the project, funded in inspected draws, repaid by the sale or a DSCR refinance.
Share the project and your timeline. We'll route it to the programs that actually close fast.
Typical structure. Final terms depend on experience, budget quality, market, and lender match.
9.5%
Rates From
Up to 90%
Loan-to-Cost
12–24 months
Term
10+ business days
Close In
Interest-only
Payments
Sale or DSCR
Exit
You're paying a premium over bank pricing for speed and flexibility. Here's where that shows up.
Asset-based underwriting means the decision rests on the project — lot value, budget, completed value, your track record — rather than on tax returns and income verification. That's what compresses the timeline from 45 days to as few as 10 business days when your documents are ready.
You pay interest only on what's actually been drawn, not the full committed amount. Early phases carry a small balance, so the monthly cost ramps with the build rather than starting at full freight. Accurate draw scheduling is the cheapest carrying-cost lever you have.
Beyond the rate, budget for origination points, draw inspection fees, title and closing costs, and — on some programs — an interest reserve funded at close. Extension fees apply if the build or the sale runs past term. Comparing programs on rate alone is how builders end up paying more.
Most hard money construction loans close in an LLC with a personal guarantee from the principals. That keeps the project ring-fenced and lines up cleanly with a DSCR refinance later, since DSCR programs also vest in an LLC with the borrower as guarantor.
Hard money is expensive to hold and cheap to use briefly, so the exit belongs in the plan before you close, not after the certificate of occupancy. Two paths cover almost every build.
Sell. List at completion and repay from proceeds. Straightforward when your submarket's absorption supports it — the risk is a listing that runs past your term, which is why the extension fee schedule deserves a read before you sign. If you're building on spec, underwrite both the retail comps and the rent up front.
Refinance and hold. Move into a DSCR rental loan at completion. The new loan qualifies on the property's rent versus its payment, with no personal income documentation, and takes you from short-term construction pricing to 30-year fixed terms. A bridge loan can carry the property in between if lease-up needs more time than the construction term allows.
Plenty of hard money shops advertise construction but mostly write fix-and-flip paper. The difference shows up at your third draw, when a lender without real inspection infrastructure takes two weeks to release funds and your subs walk. Draw speed is a construction lender's most important attribute, and it's invisible on a rate sheet.
One application, 100+ programs compared. We know which programs have closed real ground-up volume this year, which turn draws around in 48 hours, and which price competitively for your builder profile and submarket. You submit the project once and get comparable terms back instead of chasing lenders one at a time.
Structured for the refinance. Because we also place DSCR and bridge financing, the construction loan gets set up with the exit in mind — term length, prepayment terms, and vesting aligned so the refinance closes without avoidable friction.
Not financial advice. Market data and deal scenarios shown here are illustrative and based on public information available at time of publication. Investors should perform their own due diligence on current market conditions, property-level economics, insurance, and local regulations before making investment or financing decisions.
Send the project and the deadline. We'll route it to the programs that can actually hit it.
