Hard Money Lenders in Philadelphia

Philadelphia hard money lending is an old local business. Direct Mortgage Loan Company on Germantown Avenue says it has funded projects across Philadelphia, Southeastern Pennsylvania and New Jersey for more than seven decades; i Fund Cities is on Market Street and Bluebird Lending on Walnut Street. The other three are in the suburbs: Hard Money Bankers in Fort Washington, Rehab Financial Group in Bryn Mawr and Legacy Capital in Ambler.

Philadelphia hard money lenders and where each one lends

Ratings and review counts are as shown on each lender's Google Maps listing on November 2, 2026. Terms are quoted from each lender's own website, read the same day. Listed alphabetically, not ranked. Confirm current terms with the lender before you rely on them.

Lending areas range from one region to most of the country. Direct Mortgage Loan Company lends in Philadelphia, Southeastern Pennsylvania and New Jersey; Hard Money Bankers in Maryland, Washington DC, Virginia, Pennsylvania, New Jersey, Delaware and North Carolina; Rehab Financial Group in 18 states; and i Fund Cities everywhere except California, New York and Nevada. That matters if you invest on both sides of the Delaware: four of the six say they lend in New Jersey or in all but three states.

Hard money loans in Philadelphia for small deals

Philadelphia's Census median home value, $243,100, is the second-lowest of the fifteen cities with pages on this site, so loan minimums and flat fees bite. Bluebird Lending starts fix-and-flip and DSCR loans at $50,000, Hard Money Bankers says its loans typically start at $75,000, and Rehab Financial Group at $100K. Direct Mortgage Loan Company has a minimum origination fee of $3,000. Here is what that minimum means as a share of the loan, next to Hard Money Bankers' 2 to 3 points:

Hard Money Bankers' 10% to 12% plus 2 to 3 points comes from its own blog; its FAQ says to count on 12% to 14% and 2 to 4 points as a general rule. Both statements are on its site.

One Philadelphia flip, financed two ways

A rowhouse that would resell at the median value after $50,000 of work can be bought for $120,170 under the 70% rule, $170,170 all in. Bluebird Lending funds up to 90% of the purchase and 100% of renovation, a loan of $158,153; Rehab Financial Group lends up to 90% of cost, $153,153. At Rehab Financial's 9.99% floor (its 100% fix-and-flip premier program), six months of interest on $153,153 would be $7,650.

Philadelphia realty transfer tax: 4.578%

The city portion rose from 3.278% to 3.578% on July 1, 2025 (City of Philadelphia), and with the Commonwealth's 1% the total is 4.578% (Philadelphia Department of Revenue; Pennsylvania Department of Revenue). The city says the tax is usually split evenly between buyer and seller, but that is not a legal requirement and it can collect the full amount from either party.

On a flip the tax applies twice. Buying at $120,170 and reselling at $243,100 generates $5,501.38 and $11,129.12 of transfer tax, $16,630.50 in all; if you pay half of each, your share is $8,315.25. Build it into the 70% math before you bid.

Real estate tax and Sheriff sales

The City and the School District together levy 1.3998% of assessed value for the 2025 tax year (0.6159% city, 0.7839% school), due March 31 (City of Philadelphia). On a property assessed at the median value that is $3,402.91 a year. Foreclosed property is sold by the Sheriff's Office, which now holds mortgage foreclosure sales online through Bid4Assets and publishes a monthly calendar of sales (Philadelphia Sheriff). Read the conditions of sale before bidding, and have a lender lined up that can close on the Sheriff's timetable.

DSCR loans in Philadelphia: the rent works

Philadelphia has the highest gross yield of the fifteen cities with pages on this site: the $1,397 median rent is 6.9% of the median value over a year. At Lima One Capital's published rental terms (as low as 6.5%, 1.0 minimum; Lima One), an 80% loan of $194,480 costs $1,229.25 a month and the median rent covers it 1.14 times, before taxes and insurance. i Fund Cities lends on rentals at up to 80% of the purchase price with a 660 minimum score, and Bluebird Lending makes DSCR loans from $50,000. That makes a buy, renovate and refinance plan more realistic here than in any other city on this site.

Philadelphia in Census figures

Philadelphia is slightly more owner than renter: 351,905 owner-occupied homes against 327,523 rented. The ACS counts 748,270 housing units, of which 68,842 (9.2%) were unoccupied when surveyed.

National lenders that lend in Pennsylvania

10 of the 13 national lenders on this site list Pennsylvania: Lima One Capital, Kiavi, Easy Street Capital, New Silver, Sherman Bridge, Express Capital Financing, LendingOne, Upright, Ternus and Griffin Funding. Groundfloor, RCN Capital and CoreVest do not publish a state list. Their rates, leverage and closing times are on the Pennsylvania hard money lenders page.

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