Hard Money Lenders in Boston

Boston hard money lenders are a local, New England business. Of the ten below, most give an office in Boston or Quincy, one is in Braintree, and several say they focus on Massachusetts or New England. Boston also has the highest median rent of the ten cities with pages on this site, $2,147, and a $731,700 median home value, so loans here are large and a few points of leverage move a lot of cash.

Boston hard money lenders and their published terms

Ratings and review counts are as shown on each lender's Google Maps listing on October 30, 2026. Terms are quoted from each lender's own website, read the same day; "None published" means its site gives no rates or leverage. Listed alphabetically, not ranked. Confirm current terms with the lender.

Pricing is published by only a handful. Cardinal Capital Group starts at 8% with up to 90% loan-to-cost on $200K to $20M. Conquest Funds quotes from 0 points and 9.99%, with a maximum of 70% of ARV and 85% of cost on $150,000 to $10,000,000. Breakwater Commercial Capital starts bridge loans at 9.99%, and The Raymond C. Green Companies charges 2 points and lends up to 75% on $100K to $10M. Boston Trust says it gives written terms in 24 hours and closes in 3 to 10 days.

Fix and flip loans in Boston: how much each lender would lend

Take a house that would resell at the $731,700 median after an assumed $90,000 renovation. The 70% rule caps the purchase at $422,190, for a total cost of $512,190. Applying each lender's published leverage to that one deal:

The difference between the smallest and largest loan is $38,781, the cash you would have to find somewhere else. Boston Trust states 100% of the purchase price and does not state rehab funding, so the rehab would be on you or in a separate draw; Conquest's 85% of cost binds before its 70% of ARV here.

The same flip with New Silver's published pricing

New Silver, which lists Massachusetts among its states, publishes fix-and-flip rates 8.5% to 11% (its fix-and-flip page; its loans overview says 9% to 11%), up to 90% LTC and 1% to 1.75% origination (New Silver). At 90% of $512,190 the loan is $460,971 and you bring $51,219. Six months of interest at 8.5% is $19,591, origination runs $4,610 to $8,067, and the resale leaves $191,852 to $195,309 before the deeds excise, closing and selling costs.

Massachusetts deeds excise on a Boston purchase

The Suffolk County Registry of Deeds, which records Boston deeds, says the effective excise rate is $2.28 per $500 or fraction of taxable value (Suffolk County Registry of Deeds). On the $731,700 median price that is $3,337.92. The statute, Massachusetts General Laws chapter 64D, section 1, sets a base of two dollars for each $500 (M.G.L. c. 64D, s. 1), which would be $2,928; the registry's own excise calculator uses $2.28.

Boston property tax: residential versus commercial

Boston's fiscal 2026 rates are $12.40 per $1,000 of value for residential property and $26.96 for commercial, industrial and personal property (City of Boston Assessing). On a home valued at the $731,700 median that is $9,073.08 a year at the residential rate; the same value taxed at the commercial rate would be $19,726.63. Property classed as commercial pays more than twice the residential rate, so confirm the classification before you underwrite a hold.

Massachusetts foreclosure notice rules

Under M.G.L. chapter 244, section 14, a power-of-sale foreclosure needs notice published once in each of 3 successive weeks, the first at least 21 days before the sale, in a newspaper published in the city or town where the land lies (M.G.L. c. 244, s. 14). Those notices give a buyer at least three weeks to line up a lender that can close fast.

Boston in Census figures

Boston is a renter city: 64.3% of 283,374 occupied homes are rented, and 27,251 of 310,625 housing units were unoccupied when surveyed. The $2,147 median rent is 3.52% of the median value over a year.

Boston hard money lenders from national programs

Lima One Capital, Kiavi, Easy Street Capital, New Silver, Sherman Bridge, Express Capital Financing, LendingOne, Upright, Ternus and Griffin Funding say they lend in Massachusetts; Groundfloor, RCN Capital and CoreVest do not publish where they lend. Rates and leverage for each are on the Massachusetts hard money lenders page.

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