Finance category
Mortgage, loan, investing, tax, and money calculators.
Hard Money Points Calculator
Hard money loans charge 1-4 points (origination fee) upfront. On a short-term loan, points are significant — can add 3-8% to effective APR. This calculator sizes points and true cost.
All-in cost
$22,000
Effective APR
14.67%
Points cost
$4,000
Interest cost
$16,500
How the math works
$200K 2 points = $4,000 + 11% × 9/12 × $200K = $16,500 interest + $1,500 flat = $22,000 total. Effective APR 14.7%.
Shop lenders. 1 vs 2 points saves $2K on a $200K loan. Fewer points = slightly higher rate, but short-term loans often break even at 2 points vs 1 + 1% higher rate.
How to Use
- Enter loan amount, points, rate, and hold months.
- See points cost and effective APR including points.
Frequently Asked Questions
How many points typical?
2 points standard. 1 point for seasoned borrowers with clean track record. 3-4 points for new borrowers or risky projects. Negotiable.
Can I roll points into loan?
Sometimes — increases balance but no upfront cash. Check loan docs. If rolled, points technically add to interest base and increase total cost.
Effective APR?
Points + rate × time. On 9-month 11% loan with 2 points: base cost 11% + (2 pts / 9 months × 12) = 2.67% annualized = 13.67% effective APR.
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