Hard Money Lenders by State (2026)
The lowest advertised starting rates among national hard money lenders we compared are Lima One Capital (7.75%), Kiavi (8.25%) and Easy Street Capital (8.90%). Published credit minimums run from 600 to 660, and most lenders cover up to 100% of rehab costs capped at 70% to 80% of after-repair value. Pick your state below to see which lenders actually lend there.
National hard money lenders compared
| Lender | Fix-and-flip rate | Max leverage | Min credit score | Loan size | Time to close |
|---|---|---|---|---|---|
| Lima One Capital | As low as 7.75% | Up to 95% LTC, 75% of ARV, 100% of rehab | 660 | $100K to $5M | Within 3 weeks for repeat borrowers; Bridge Plus in as few as 7 days |
| Kiavi | As low as 8.25% | Up to 100% LTC / 80% ARV (an FAQ on the same page says up to 95% LTC) | Not stated | $100K to $5M | As few as 7 days |
| Easy Street Capital | Starting at 8.90% | Up to 93% LTC (90% of purchase, 100% of rehab), up to 75% of ARV | 600 | $75K to $5M+ | As little as 24 to 48 hours (its pages give both) |
| Groundfloor | Starting at 9% | Up to 70% of ARV | Not stated | $75K to $2.5M+ | As few as 14 days (its homepage says as little as 7) |
| New Silver | 9% to 11% | Up to 90% LTC | Not stated | Up to $5M | Average 10 days to close |
| RCN Capital | As low as 9.49% (its tier table starts at 9.24% for experienced borrowers with 720+ FICO) | Up to 100% of purchase and 100% of renovation, capped at 75% of ARV | 650 | $75K to $2M (1 to 4 units); $250K to $3M (5+ units) | As few as 10 business days |
| Sherman Bridge | As low as 9.99% | Not stated | Not stated | Not stated | Not stated |
| Express Capital Financing | 10% to 12% | Up to 90% of acquisition and 100% of renovation (its meta description says up to 75% of total project cost) | 600 | $150K to $10M | As little as 5 days |
| LendingOne | Not published | Up to 92.5% LTC, 100% of rehab | Not stated | $100K to $3M | As little as 5 days (its FAQ says 10 business days) |
| CoreVest | Not published | Up to 93.5% LTC (1 to 4 units) | Not stated | $75K to $3M+ | 10 to 14 days |
| Upright | Not published | Up to 90% of purchase, 92.5% of total cost, 75% of ARV; 100% of rehab | Not stated | $125K to $3.5M (1 to 20 units) | As few as 7 days |
| Ternus | Not published (priced by experience, credit and leverage) | Up to 90% of purchase (100% on Elite), 100% of renovation, capped at 70% of ARV (75% on Elite) | 660 for loans above $500K | $50K to $1M | Not stated |
| Griffin Funding | Not published | Not stated | Not stated | From $100K | Often 7 to 10 days |
Ordered by advertised starting rate; lenders that do not publish a rate are listed after. "Not stated" means the lender's website does not say. Rates are starting rates for the best-qualified borrowers.
Buying a rental to hold? See DSCR loan rates and requirements from 13 lenders.
Find hard money lenders in your state
Each state page lists the national lenders that say they lend there, any state-specific exclusions, and lenders based in that state.
How we built this list
We read each lender's own website on October 22, 2026: loan program pages, rate and term pages, FAQs and published state lists. We record only what those pages state, and we say so when a lender's own pages disagree. We left out lenders whose websites we could not reach. We are not a lender or a broker. Full method.
1. Lima One Capital
- Loans: Fix and flip, bridge, new construction, DSCR rental, multifamily
- Fix-and-flip rate: As low as 7.75%
- Points and fees: Origination can be deferred to when you exit (amount not stated)
- Max leverage: Up to 95% LTC, 75% of ARV, 100% of rehab
- Min credit score: 660
- Loan size: $100K to $5M
- Time to close: Within 3 weeks for repeat borrowers; Bridge Plus in as few as 7 days
- States: Lends in every state except AK, ND, SD, VT.
- Phone: (800) 390-4212
Visit Lima One Capital Source: lender website, checked October 22, 2026.
2. Kiavi
- Loans: Fix and flip, bridge, new construction, DSCR rental, jumbo
- Fix-and-flip rate: As low as 8.25%
- Points and fees: Not stated (no application fee)
- Max leverage: Up to 100% LTC / 80% ARV (an FAQ on the same page says up to 95% LTC)
- Min credit score: Not stated
- Loan size: $100K to $5M
- Time to close: As few as 7 days
- States: Lends in 49 states plus DC: AK, AL, AR, AZ, CA, CO, CT, DE, FL, GA, HI, IA, ID, IL, IN, KS, KY, LA, MA, MD, ME, MI, MN, MO, MS, MT, NC, ND, NE, NH, NJ, NM, NV, NY, OH, OK, OR, PA, RI, SC, SD, TN, TX, VA, VT, WA, WI, WV, WY.
- Phone: 1 (844) 415-4663
- Kiavi says all of its DSCR and rental loans have been originated by Figure Lending LLC since September 1, 2026, as have its bridge loans in AZ, ID, NV, OR and SD.
- Utah is not on Kiavi's published list of states.
Visit Kiavi Source: lender website, checked October 22, 2026.
3. Easy Street Capital
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Starting at 8.90%
- Points and fees: 0 to 2 points plus a $1,995 document fee
- Max leverage: Up to 93% LTC (90% of purchase, 100% of rehab), up to 75% of ARV
- Min credit score: 600
- Loan size: $75K to $5M+
- Time to close: As little as 24 to 48 hours (its pages give both)
- States: Lends in every state except LA, MN, ND, SD.
- Phone: 866-828-0062
- Easy Street also excludes the Baltimore, Chicago and Detroit metros.
Visit Easy Street Capital Source: lender website, checked October 22, 2026.
4. Groundfloor
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Starting at 9%
- Points and fees: Points and fees can be financed into the loan (amounts not stated)
- Max leverage: Up to 70% of ARV
- Min credit score: Not stated
- Loan size: $75K to $2.5M+
- Time to close: As few as 14 days (its homepage says as little as 7)
- States: Does not publish a list of states.
- Phone: 404-850-9224
- Groundfloor does not publish a list of states it lends in.
Visit Groundfloor Source: lender website, checked October 22, 2026.
5. New Silver
- Loans: Fix and flip, new construction, DSCR rental
- Fix-and-flip rate: 9% to 11%
- Points and fees: 1% to 1.75% origination
- Max leverage: Up to 90% LTC
- Min credit score: Not stated
- Loan size: Up to $5M
- Time to close: Average 10 days to close
- States: Lends in 38 states: AR, CA, CO, CT, DE, FL, GA, HI, IA, IL, IN, KS, KY, MA, MD, ME, MI, MO, MS, MT, NC, NE, NH, NJ, NM, NY, OH, OK, PA, RI, SC, TN, TX, VA, WA, WI, WV, WY. Rental loans only in AL, LA, OR, VT.
- In AL, LA, OR and VT, New Silver offers rental (DSCR) loans but not fix-and-flip or ground-up loans.
Visit New Silver Source: lender website, checked October 22, 2026.
6. RCN Capital
- Loans: Fix and flip, new construction, DSCR rental, multifamily, rental portfolio
- Fix-and-flip rate: As low as 9.49% (its tier table starts at 9.24% for experienced borrowers with 720+ FICO)
- Points and fees: Not stated
- Max leverage: Up to 100% of purchase and 100% of renovation, capped at 75% of ARV
- Min credit score: 650
- Loan size: $75K to $2M (1 to 4 units); $250K to $3M (5+ units)
- Time to close: As few as 10 business days
- States: Does not publish a list of states.
- Phone: 860.432.5858
- RCN says its programs may not be available in all states and does not publish a state list.
Visit RCN Capital Source: lender website, checked October 22, 2026.
7. Sherman Bridge
- Loans: Fix and flip, rental purchase and refinance
- Fix-and-flip rate: As low as 9.99%
- Points and fees: Not stated
- Max leverage: Not stated
- Min credit score: Not stated
- Loan size: Not stated
- Time to close: Not stated
- States: Lends in 38 states: AL, AR, AZ, CA, CO, CT, DE, FL, GA, HI, IL, IN, KS, KY, LA, MA, MD, ME, MI, MO, MS, NC, NH, NJ, NM, NY, OH, OK, PA, SC, TN, TX, UT, VA, VT, WA, WI, WV.
- Phone: (866) 499-5651
Visit Sherman Bridge Source: lender website, checked October 22, 2026.
8. Express Capital Financing
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: 10% to 12%
- Points and fees: Not stated
- Max leverage: Up to 90% of acquisition and 100% of renovation (its meta description says up to 75% of total project cost)
- Min credit score: 600
- Loan size: $150K to $10M
- Time to close: As little as 5 days
- States: Lends in every state except AZ, ND, NV, SD.
- Phone: (718) 285-0806
Visit Express Capital Financing Source: lender website, checked October 22, 2026.
9. LendingOne
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Not published
- Points and fees: 1 point or $2,000 (whichever is greater) plus $1,395 processing and legal
- Max leverage: Up to 92.5% LTC, 100% of rehab
- Min credit score: Not stated
- Loan size: $100K to $3M
- Time to close: As little as 5 days (its FAQ says 10 business days)
- States: Lends in every state except AK, ND, NV, SD.
- Phone: (888) 987-1276
Visit LendingOne Source: lender website, checked October 22, 2026.
10. CoreVest
- Loans: Fix and flip, bridge, new construction, DSCR rental, rental portfolio, multifamily
- Fix-and-flip rate: Not published
- Points and fees: Not stated
- Max leverage: Up to 93.5% LTC (1 to 4 units)
- Min credit score: Not stated
- Loan size: $75K to $3M+
- Time to close: 10 to 14 days
- States: Does not publish a list of states.
- Phone: (844) 223-7496
- CoreVest says availability may be limited in some states and does not publish a list.
Visit CoreVest Source: lender website, checked October 22, 2026.
11. Upright
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Not published
- Points and fees: Not stated
- Max leverage: Up to 90% of purchase, 92.5% of total cost, 75% of ARV; 100% of rehab
- Min credit score: Not stated
- Loan size: $125K to $3.5M (1 to 20 units)
- Time to close: As few as 7 days
- States: Lends in 37 states plus DC: AL, AR, CO, CT, DE, FL, GA, IA, IN, KS, KY, LA, MA, MD, ME, MI, MO, MS, MT, NC, NE, NH, NJ, NM, NY, OH, OK, PA, RI, SC, TN, TX, VA, WA, WI, WV, WY.
- Phone: 216-206-6079
- Upright says hard money loans are not currently offered in Illinois.
- Its FAQ says 38 states; the state list on the same page shows 37 plus DC.
Visit Upright Source: lender website, checked October 22, 2026.
12. Ternus
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Not published (priced by experience, credit and leverage)
- Points and fees: Not stated
- Max leverage: Up to 90% of purchase (100% on Elite), 100% of renovation, capped at 70% of ARV (75% on Elite)
- Min credit score: 660 for loans above $500K
- Loan size: $50K to $1M
- Time to close: Not stated
- States: Lends in every state except AK, AZ, CA, HI, MN, ND, NV, OR, SD, UT, VT.
- Phone: (972) 755-1880
- Ternus also requires the property's county to have at least 100,000 people for its fix-and-flip and bridge loans.
Visit Ternus Source: lender website, checked October 22, 2026.
13. Griffin Funding
- Loans: Fix and flip, bridge, new construction, DSCR rental
- Fix-and-flip rate: Not published
- Points and fees: Not stated
- Max leverage: Not stated
- Min credit score: Not stated
- Loan size: From $100K
- Time to close: Often 7 to 10 days
- States: Lists all 50 states and DC on its website (company-wide).
- Phone: 855-762-0042
- Griffin is mainly a residential and non-QM mortgage lender. Its list of all 50 states is company-wide, not specific to fix-and-flip loans.
Visit Griffin Funding Source: lender website, checked October 22, 2026.
Specialist lenders
- Visio Lending: Rental (DSCR) loans only, up to 85% LTV on purchases. Its state map is an image we could not read; it says an LLC or other entity is required in GA, HI, IL, MA, NJ, NY, PA and VA.
- Builders Capital: Construction lender for builders (ground-up, build-to-rent, bridge stabilization), not fix and flip. Lends in 44 states; not listed: AR, LA, NY, ND, SD, VT.
Frequently asked questions
What is a hard money lender?
A private lender that makes short-term loans secured by real estate, usually to investors buying, renovating or building property. The national lenders we compared advertise starting rates of 7.75% to 12% and closing times from 24 hours to 3 weeks.
What do hard money loans cost?
Advertised starting rates from the national lenders we compared run from 7.75% (Lima One) and 8.25% (Kiavi) to 10% to 12% (Express Capital Financing), plus points. Published fees include 1% to 1.75% origination at New Silver, 0 to 2 points plus a $1,995 document fee at Easy Street Capital, and 1 point or $2,000 plus $1,395 at LendingOne. Starting rates go to experienced borrowers with strong credit.
What credit score do I need for a hard money loan?
Published minimums we found: 600 at Easy Street Capital and Express Capital Financing, 650 at RCN Capital, 660 at Lima One Capital, and 660 at Ternus for loans above $500,000. Several lenders do not publish a minimum.
How much will a hard money lender lend?
Most national lenders we compared cover up to 90% to 100% of the purchase price and 100% of the renovation budget, capped at 70% to 80% of the after-repair value (ARV).
How fast can a hard money loan close?
Published closing times range from 24 to 48 hours (Easy Street Capital) and 5 days (LendingOne, Express Capital Financing) to 10 to 14 days (CoreVest) and within 3 weeks for repeat borrowers (Lima One Capital).