Resources
Hard Money Loan Calculator
Ballpark your monthly interest, points, cash to close, and leverage on a hard money deal. For real numbers on your deal, call us at 817-984-3129.
Hard Money Loan Calculator
Estimate monthly interest, points, total loan cost, cash to close, and leverage ratios for a Texas hard money deal.
How to use this calculator
Hard money is priced on the deal, not on your pay stubs. Instead of your income and credit driving the decision, the property and the numbers do. This tool shows the three things that matter most before you make an offer: how much you can borrow, what it costs to carry the loan, and how much cash you bring to the table.
Here is what each input means:
- Purchase price. What you are paying for the property.
- Rehab budget. Your estimated cost to renovate. On many of our programs this is advanced in draws as the work gets done, not handed over up front.
- ARV (after-repair value). What the finished property is worth. Most hard money limits are set as a share of ARV, so a realistic ARV matters more than almost anything else you enter.
- Requested loan amount. How much you want to borrow. Every result keys off this number, and the leverage ratios show how it compares to the property.
- Interest rate, points, and term. Your loan pricing. Hard money is short and usually interest-only, so your monthly cost is mostly interest. One point is one percent of the loan, paid at closing.
- Doc fee. The flat documentation fee, $995 on our programs.
The results panel shows LTV, LTC, and loan-to-ARV: the three ratios lenders cap a loan against (current value, total cost, and finished value). We look at all three.
For our current ranges, see the full rates and terms. The figures here are estimates to help you plan, not a quote or a commitment to lend.
What we actually look at
We underwrite every file in-house, so we are not just running your numbers through a formula. The same few things trip investors up again and again: an ARV that is a little too hopeful, a rehab budget with no room for surprises, and holding costs (taxes, insurance, utilities, and interest while the property sits) that quietly eat the profit. Build those in here and you will get a number you can trust. When you are ready, call us at 817-984-3129 and we can usually tell you quickly whether a deal pencils. You can also compare our loan programs or run a full fix and flip profit estimate.
Hard money loan calculator FAQs
How much cash do I need to bring to a hard money loan?
Plan on a down payment plus points and any closing costs. Most Texas hard money is capped by the after-repair value and by your total cost, so your cash to close is usually the gap between what the loan covers and what the project actually costs you. Enter your purchase price, rehab budget, and loan terms above and the calculator estimates that gap.
Is hard money more expensive than a bank loan?
On the rate, yes. Hard money is priced for speed and a short term, not for a 30 year hold. The trade is that we underwrite in-house, do not order outside appraisals or third party underwriting, and can close in days instead of weeks. That speed is what makes a flip or a time-sensitive purchase possible in the first place.
Can I use this for a rental or a new construction deal?
This calculator is built for short-term, interest-only hard money on a purchase or a rehab. Rentals priced on rental income and ground-up construction funded in draws work differently. See our loan programs for the right structure, or call us and we will point you to the one that fits.
Free to use
Put this calculator on your site
Run a blog, a brokerage site, or an investor group page? Paste the code below and this calculator runs on your page, for free. It stays current, because it is the same tool we run here. No signup, no fee, no tracking script on your visitors.
The only condition: keep the credit line that comes with it. Copy the whole block.
The last line auto-sizes the frame to fit its content. Keep it if you can. Without it the frame is stuck at the fixed height in the code, which fits a normal desktop column but will scroll inside itself on a phone. Want a version sized for your layout? Call 817-984-3129.
Have a deal you want us to look at?
Send us the property and the numbers. We underwrite in-house, so we can get back to you fast.