Estimates only - rates and terms vary by scenario and market. Exact figures arrive with your written terms.
How hard money loans are sized
Two numbers compete, and the smaller one wins. The cost-based number is your purchase price times the financed percentage, plus the funded rehab. The value-based number is the ARV cap - a percentage of what the property will be worth finished. Your loan is the lesser of the two, and this calculator tells you which one is limiting you. When the ARV cap is the ceiling, a better purchase price doesn't buy you a bigger loan - it buys you a smaller gap to cover in cash.
What it really costs
The rate is the headline; the hold is the story. Hard money cost is points up front plus interest-only payments for every month you own it - so a two-month delay on your rehab or resale costs real money even when nothing goes wrong. That's why the calculator prices the whole hold, not the annual rate, and why the fastest way to raise your profit is usually to shorten the timeline, not to shop half a point of rate.
The number to memorize
The max-offer box is the classic 70% rule computed with your actual numbers instead of folklore: the ARV cap minus your rehab is the most you can pay and still finance the deal your way. The breakeven box is your absolute ceiling - the purchase price where profit hits zero. Between those two numbers is your negotiating room.
Where it fits
Hard money is the workhorse of creative finance: it's the primary lender on most Echo Method B-C closings and plenty of Stack Method structures. New to the product? Read the hard money deep dive. Questions? Ask in the community.
Got a deal? Get funded. Real quick.
Two-minute form · same-day decisions on most deals · all 50 states.