Finance category

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Hard Money Loan Calculator

Size the loan a hard money lender will fund for a flip or BRRRR project, see cash required at closing, the monthly interest carry, and the true annualized cost including points and fees.

Project

Purchase price

Rehab budget

After-repair value (ARV)

Loan terms

Lender LTV (% of ARV)

Interest rate

Origination points

Other lender fees

Loan term (months)

Loan amount

$238,000

capped at 70% of ARV

Cash required at closing

$27,000

price + rehab not covered by loan

Monthly interest payment

$2,281

interest-only carry

Total cost of capital

$26,788

interest + points + fees

Reading the number

Points cost: $4,760. Total fees: $6,260. Effective annualized cost (interest + fees over the 9-month term): 15.0%.

Hard money loans are priced for short-hold flips and BRRRR projects. Treat the loan amount as a maximum — most lenders fund the lower of LTV-of-ARV or LTC. Build the carry into your max offer.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Hard Money Loan Calculator is built to give a quick, browser-based estimate for hard money loan. Size the loan a hard money lender will fund for a flip or BRRRR project, see cash required at closing, the monthly interest carry, and the true annualized cost including points and fees. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the hard money loan result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this hard money loan estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

How to Use

Enter the purchase price and rehab budget for the project.
Enter the after-repair value (ARV) — your supportable resale or refinance number.
Enter the lender's max LTV of ARV (typically 65–75%), the rate, and any points.
Add origination or processing fees and the expected loan term in months.
Compare the loan amount to your project cost. The shortfall is the cash you must bring.

Frequently Asked Questions

How is a hard money loan amount determined?

Most hard money lenders cap funding at the lower of a percentage of ARV (often 65–75%) and a percentage of total project cost (often 80–90% LTC). This calculator caps to the LTV of ARV — if your project cost exceeds that, you bring the difference in cash.

Are hard money loan rates really that high?

Rates of 9–13% with 1–3 points are typical because the loans are short-term, asset-based, and underwritten quickly. The effective annualized cost can exceed 20% on a 6-month loan once points and fees are included.

Do hard money loans have monthly payments?

Most are interest-only with a balloon at the end of the term. A few offer fully amortizing structures, but those are rare for fix-and-flip product. Plan reserves for the full interest carry across your projected hold period.

Can I refinance a hard money loan into a long-term mortgage?

Yes — the BRRRR strategy depends on it. After rehab and lease-up, refinance into a DSCR or conventional loan based on the appraised value. Make sure the long-term loan amount covers the hard money payoff plus closing costs.