Best Hard Money Lenders

ARV-based lending and as-is LTV are not the same thing. Most borrowers figure this out after they’ve already picked a lender. A program at “90% LTV” usually means 90% of purchase price — not 90% of what the property will appraise for after rehab. ARV-based programs fund the renovation inside the loan. That difference changes how much cash you bring to close. Seven hard money lenders active in 2026 and what actually separates them.

Have a deal in hand? Call 833-350-9185 to talk through the numbers.

Selection criteria

Active origination in 2026 — funded deals, not legacy programs
Short-term loan terms — 6-24 month bridge or fix-and-flip loans, not long-term financing
Asset-based underwriting — qualifies primarily on property value and deal economics, not borrower income
Draw-based rehab funding — ability to fund renovation costs in draws as work is completed
Geographic reach — 15+ states minimum

Rates are not included. Hard money rates are deal-specific and change frequently — published figures would be misleading within days. Request a term sheet from the lender for your specific deal.

Lender comparison table

Lender	Max LTV (Purchase)	Max LTV (ARV)	Loan Term	Min FICO	Ground-Up	Best For
1st Nationwide Mortgage	80%	70-75%	12-24 mo	620	Yes	Complex deals, multi-program access
Kiavi	90%	75%	12-24 mo	660	Limited	High-volume investors, fast tech close
Lima One Capital	90%	70%	13-24 mo	660	Yes	All experience levels
RCN Capital	90%	75%	12-18 mo	620	Yes	Mid-market investors
Lending One	85%	70%	12-24 mo	620	Yes	Southeast and nationwide
Easy Street Capital	90%	75%	12 mo	None stated	No	First-timers, self-service
CoreVest Finance	75%	65%	12-24 mo	680	Yes	Large deals, portfolio borrowers

All figures are program guidelines and change frequently. Verify before applying.

Lender profiles

1st Nationwide Mortgage

1st Nationwide (NMLS #1281) accesses hard money and bridge programs through private and institutional lender relationships, with active deal history in California and the Western states and business-purpose loan reach nationally. We work with direct hard money lenders for fix-and-flip, light rehab, and ground-up construction deals. FICO starting at 620 on most programs. Draws are structured based on inspection and completion milestones. Ground-up and commercial projects are handled on a deal-by-deal basis. Learn more about hard money options or call 833-350-9185 .

Kiavi

Kiavi (formerly LendingHome) is one of the highest-volume residential investment lenders nationally. Their fix-and-flip product is fully digital — pre-qualification, draw requests, and payoffs all happen through a borrower portal. They lend up to 90% of purchase price and 75% of ARV, covering 100% of rehab costs on qualifying deals. Loan terms are 12-24 months. FICO minimum is 660. Ground-up construction is available in select markets. Their fastest close times come from using AVMs for initial property valuation. Best for investors doing multiple projects annually who want a tech-forward, scalable lender relationship.

Lima One Capital

Lima One is a direct lender with one of the broadest residential investment loan menus — fix-and-flip, ground-up, stabilized bridge, and DSCR rental loans from a single platform. Their fix-and-flip product goes to 90% of purchase price and 70% of ARV. FICO minimum is 660. Terms run 13-24 months. Ground-up construction is available. They accept first-time investors with coaching support. Lima One has a strong presence in the Southeast but originates nationally. Draw management is milestone-based.

RCN Capital

RCN Capital is a direct hard money lender with broad national coverage focused on residential fix-and-flip and bridge. They lend up to 90% of purchase price and 75% of ARV. FICO minimum is 620. Loan terms are 12-18 months. Ground-up construction is available. RCN has developed a broker/correspondent channel alongside direct lending, so they work with both investors and mortgage brokers. They publish rate sheets and fee schedules, which is less common in hard money. Best for investors in the $100K-$2M deal range who want a structured, predictable lender.

Lending One

Lending One is a direct hard money lender focused on residential investment — fix-and-flip, ground-up, and longer-term rental financing. Their fix-and-flip product allows 85% LTV on purchase and 70% of ARV. FICO minimum is 620. They have a strong origination presence in the Southeast and Midwest and national reach. Ground-up construction is available. Lending One has invested in borrower education and has a loan officer network accessible by phone. Draw timing is within 48 hours of inspection approval on most files.

Easy Street Capital

Easy Street Capital is a Texas-based hard money lender that has expanded nationally with a self-service portal and fast pre-qualification (often within 24 hours). Their program goes to 90% of purchase price and 75% of ARV, with 100% of rehab costs funded. No stated minimum FICO — they underwrite on the deal rather than the borrower’s credit profile. Loan terms are 12 months. Ground-up is not offered. Online-first, no credit floor, simple projects only. Entry point for first-time investors who want a fast answer without a broker conversation.

CoreVest Finance (Ready Capital)

CoreVest is part of Ready Capital and targets institutional-scale investors — large individual deals, portfolio bridge loans, and multifamily. Their fix-and-flip and bridge programs are conservative: 75% LTV on purchase and 65% of ARV. FICO minimum is 680. No stated loan cap. Ground-up construction is available. Pricing reflects their institutional cost of capital — not competitive on a $300K single-family renovation, but reliable execution on a $2M+ project or portfolio bridge. That’s the deal size where they make sense.

How hard money underwriting works

Hard money loans qualify primarily on the property, not the borrower. The two key ratios are:

LTV (Loan-to-Value): Based on the current as-is value. A lender at 80% LTV on a $300,000 property will lend up to $240,000 toward purchase.

ARV (After-Repair Value): Based on the appraiser’s projected value after renovation is complete. A lender at 75% ARV on a $500,000 ARV will lend up to $375,000 total — purchase plus rehab costs combined.

The most investor-friendly programs express their limit in ARV terms, since ARV-based lending allows 100% of rehab costs to be included in the loan (assuming the math works). As-is LTV-only programs require more cash at close.

Draw structure: Most lenders fund renovation costs in draws, disbursed after a third-party inspector or the lender’s own team confirms work completion. Draw cycles are typically 24-72 hours after inspection.

FAQ

Most hard money lenders can close in 7-14 business days with a complete file. The most common delays are title issues, appraisal scheduling, and missing entity documents for LLC borrowers. Some lenders advertise 3-5 day closes for repeat borrowers with existing relationships. Plan for 10 business days as a realistic target for first-time borrowers with a new lender.

Most do, but it’s not the primary qualification factor. Credit is used to screen for active bankruptcies, significant derogatory history, or fraud flags — not to calculate a debt-to-income ratio. FICO floors among lenders here range from “none stated” to 680. A 620 FICO with a clean deal economics picture will get funded; a 760 FICO on a bad deal won’t.

In practice, these terms overlap. Hard money typically refers to asset-based short-term lending for fix-and-flip or distressed properties — often from private or semi-institutional sources. Bridge loans often describe the same product but on properties that don’t need renovation — you’re bridging to a permanent loan or a sale. The underwriting logic is similar; the collateral condition differs.

Some do; many don’t. Lima One and Lending One explicitly accept first-time investors. Kiavi and RCN have experience tiers that affect pricing — more experience means lower pricing, but the loan is still available to new investors. CoreVest skews toward experienced operators. If you’re doing your first project, mention it upfront so you’re quoted on the right program.

Yes, through most lenders on this list except Easy Street Capital. Ground-up programs typically require a detailed construction budget, contractor bids, plans and permits, and a more conservative ARV LTV (65-70%). Draws are milestone-based matching the construction schedule. Lenders that specialize in ground-up will have a dedicated project management or draw process for construction.

Origination points (1-3 points is common), monthly interest, draw fees, and sometimes an extension fee if you need more time. The total cost of capital over a 12-month project often runs 8-15% of the loan amount all-in, depending on the lender and deal structure. Hard money is expensive compared to conventional financing — it’s priced for speed and flexibility, not lowest cost.

Ready to discuss a specific deal? Call 833-350-9185 or learn more about our hard money programs .