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Researched by the Hard Money Lenders by State team. Updated October 22, 2026. Based on each lender's published information; we did not apply for loans.
Hard money vs private money
Private money
Any loan from a non-bank source: an individual investor, a family member, or a private lending company. Terms are whatever the two sides agree, from friendly to expensive.
Hard money
A private loan from a lending business that prices mainly on the property and the deal, with short terms, points and fast closings. Every hard money lender is a private lender; not every private lender is a hard money lender.
In practice the terms are used loosely. Many lenders on our state pages call themselves both, such as NV Capital Corporation ("private and hard money loans") and Pacific Home Loans ("private money / hard money").
Private lenders that publish their terms
Lenders on our state pages that describe their loans as private money, with what they publish:
| Lender | Based in | Loans | Published rates |
|---|---|---|---|
| Source Capital Funding (Hard Money First) | San Diego, CA | Hard money, bridge, private money, commercial, DSCR, owner-occupied, non-QM | 1st position 8.99% to 11.99%; 2nd position 11.99% to 13.99% |
| Socotra Capital | Sacramento, CA | Fix and flip, commercial bridge, private line of credit, bridge to permanent, cash-out refinance, rehab construction | Not published |
| Texas Funding Corporation | Houston, TX | Short-term private money, commercial, land | Not published |
| Fairview Commercial Lending | Sandy Springs | Hard money, private money and bridge loans on investment and commercial property | Not published; lends up to 55% of value |
| Georgia Private Loans | Brookhaven | Hard money and bridge loans on non-owner-occupied residential and commercial property | 16% a year, interest only |
| Capella Mortgage | Las Vegas, NV | Fix and flip, problem deal, construction, SFR development, land development, commercial, hotel, gas station | 9% to 14%, most loans priced 12% to 14%; typically 3 to 4 points |
| NV Capital Corporation | Las Vegas, NV | Private and hard money loans, fix and flip, bridge, commercial real estate, rental, multifamily, vacant land | Not published |
| Northwest Private Lending | Lake Oswego, OR | Fix and flip, bridge, rehab and refinance, commercial/industrial, in-process construction, 1031 and reverse 1031, acquisition, cash-out refinance, ITIN | 1% per month; 3 points / $2,500 minimum origination |
| Gregory Russell Private Money Lending | Roseburg, OR | Equity loans, hard money, private money, commercial, construction, lots and acreage, mobile and manufactured home, purchase, refinance | Not published |
| Advanced Investment Corp (AIC Loans) | Springfield, OR | Hard money loans, private loans, investment property loans | Not published |
| Private Money Hawaii | Honolulu, HI | Fix and flip, bridge, DSCR, BRRRR, investment residential, construction, commercial | Rates typically start around 9% (as of 2025); 1-3 points |
| Myers Capital Hawaii | Honolulu, HI | Private money loans, bridge, fix and flip, ground-up construction, DSCR | Not published |
| Pacific Home Loans | Kihei, HI | Private money / hard money: bridge, renovation and rehab, fix and flip, short-term acquisition | Not published |
| Mach1 Lending | Fox Point, WI | Hard money, fix and flip, rehab and renovate, private lending | Not published |
From each lender's own website, read October 22, 2026. For national lenders, see the lender comparison.
Lender, broker or both
Some companies lend their own money, some arrange loans from others, and some do both. NV Capital Corporation describes itself as a private lending and investment brokerage, Pacific Home Loans as a hybrid mortgage bank and broker that funds private money in-house, and A to Z Capital Lending in Florida as a lender/broker. Ask who will fund and service the loan, and whether a broker fee is added to the lender's points.
How to check a private lender
- Licensing. Rules differ by state and loan type. Lenders that hold mortgage licenses publish them: Groundfloor lists its NMLS number and points borrowers to nmlsconsumeraccess.org, Socotra Capital cites a California Finance Lender's License and Nevada mortgage licensing, and Source Capital Funding lists the states where it is licensed.
- A written term sheet. Rate, points, every fee, the term, extension terms, the draw process and any prepayment penalty, in writing before you pay for an appraisal.
- Who holds the lien. The loan is secured by a recorded mortgage or deed of trust. Your state page shows which instrument your state uses and how foreclosure works there.
- Track record. How long they have lent and in which markets. Capella Mortgage, for example, says it has been a private lender since 2002.
Borrowing from individuals
If you raise money from people you know, treat it like a real loan: a promissory note, a recorded mortgage or deed of trust, agreed payment terms and what happens if the project runs late. A real estate attorney in your state can draft the documents.
Not financial advice. Every rate and term here is the lender's own published figure on October 22, 2026; confirm current terms with the lender before you apply.
Related guides
Frequently asked questions
Are private money lenders the same as hard money lenders?
Hard money lenders are a type of private lender. Private money is any non-bank loan, including from individuals; hard money usually means a lending business that prices short-term loans on the property and charges points. Many lenders use both labels.
Are private money lenders regulated?
It depends on the state and the type of loan. Some private lenders hold state mortgage or finance lender licenses and publish them, such as Groundfloor (NMLS-listed) and Socotra Capital (California Finance Lender's License). Ask any lender which licenses it holds for your state.
What do private money lenders charge?
Published examples from our state pages: Northwest Private Lending in Oregon charges 1% per month and 3 points, Capella Mortgage in Nevada quotes 9% to 14% with most loans at 12% to 14% and typically 3 to 4 points, and Private Money Hawaii says rates typically start around 9% (as of 2025) with 1 to 3 points.
Where can I find private money lenders?
Our state pages list hard money and private lenders based in each state, with their published terms and websites. Individual private lenders are usually found through your own network.
Is borrowing from a private lender safe?
It can be, if you get every term in writing, confirm who funds and services the loan, and understand the security instrument and foreclosure process in your state. Compare at least two written term sheets.