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Hard Money Loan Calculator

Price out a hard money loan for a fix-and-flip or ground-up build: points, monthly interest on the drawn balance, total carry over the hold, loan-to-cost, and the cash you need at the closing table.

Your deal
Financing summary
Total project cost$375,000
Loan amount$318,750
Loan-to-cost85.0% LTC
Down payment$56,250
Origination (2% points)$6,375
Monthly interest$2,527
Interest over 9 months$22,739
Total financing cost$29,114
Estimated cash to close$62,625

Excludes title, escrow, insurance, taxes and utilities. Actual terms vary by lender, experience tier and credit profile.

How hard money loan costs actually work

Hard money (also called a residential transition loan or bridge loan) is priced on three levers: points charged up front, an interest rate charged on the drawn balance, and the length of your hold. Because rehab funds are released in draws as work is completed, you rarely pay interest on the full loan from day one — which is why the calculator asks for the average drawn percentage rather than assuming everything funds at closing.

Leverage is expressed as loan-to-cost (LTC) against purchase plus rehab, and often also capped by a loan-to-ARV test. Most lenders land between 80% and 90% LTC, with the strongest programs — like a 95% LTC cosmetic renovation product — reserved for borrowers with multiple recent exits and a 700+ middle FICO.

What lenders check before they quote you

  • Experience tier — a 3-year lookback on projects purchased, renovated or built and sold.
  • Credit — typically a 660 middle score minimum, 700+ for lighter-experience borrowers, and no major credit events in the last 36–48 months.
  • Liquidity — down payment plus closing costs, a share of the renovation budget, and roughly six months of payments held in verifiable liquid accounts.

See the full qualifying requirements breakdown and lender programs on the homepage.

Financing cost is one line of the underwrite

Flip Property Pro takes it the rest of the way: AI rehab and hard-cost scoping, comp-backed ARV, full carrying costs, risk flags, scenario modeling and a lender-ready report.

Underwrite your deal free