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.
After-repair value (ARV). 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.
LTV, LTC, and loan-to-ARV. Three ways a lender caps a loan: against current value, against your total cost, and against the finished value. We look at all three and lend on the most conservative.
Points. A one-time fee charged as a percent of the loan and paid at closing. One point is one percent.
Interest rate and term. Hard money is short and usually interest-only, so your monthly cost is mostly interest on the balance you have drawn.

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.

What is ARV and why does it matter so much?

ARV is the after-repair value: what the property is worth once the work is done. Hard money limits are usually set as a percentage of ARV, so an honest ARV drives how much you can borrow. We form our own view of value rather than taking a number at face value, and a realistic ARV is the single biggest thing that decides whether a deal works.

What are points, and are they worth it?

A point is a one-time fee equal to one percent of the loan amount, paid at closing. On a short hold, points and interest are the cost of moving fast and using leverage instead of tying up all of your own cash. Whether that trade pays off depends on your spread, which is what the fix and flip profit calculator is built to show.

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.

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.

Apply Now Contact Us Call 817-984-3129