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Hard Money in PA

922 Bustleton Pike

Feasterville, PA 19053

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  • About Hard Money in PA

    Hard Money in PA is a Feasterville, PA based private money lender. They provide funding throughout Bucks County, Montgomery County, and Philadelphia County. They offer hard money refinancing, builder loans, loans for investments properties, commercial loans, fix-and-flip loans, and bridge loans. Their loan parameters are versatile, including loan amounts ranging from $50,000 to $1,000,000 with a maximum LTV of 80% and terms between 6 months and 12 months. They lend money to all borrowers based on the value of the property and not on a minimum FICO rating. They will make loans on most types of properties, including single family residences, multi-family, apartment buildings, office buildings, retail spaces, storage buildings, and mixed use.

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    Loan Types Offered: Investment Property Loans, Fix and Flip Loans, Commercial Hard Money Loans, New Construction Loans, Refinance / Cash Out Loans, Bridge Loans

    Property Types Covered: Single Family, Multi Family, Apartment, Office, Retail, Storage, Mixed Use

    Areas Served: Bucks County, Montgomery County, Philadelphia County


  • Lending Guidelines for Hard Money in PA

    Below are the general loan guidelines published on the Hard Money in PA website. Please confirm all terms and rates directly with the lender.

      Investment Property Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A

      Fix and Flip Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A

      Commercial Hard Money Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A

      New Construction Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A

      Refinance / Cash Out Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A

      Bridge Loans

      Loan Amounts: $50,000 - $1,000,000
      Available Rates: N/A
      Typical Terms: 6 months - 12 months
      Points Charged: N/A
      Max Loan-to-Value (LTV): 80%
      Max Loan-to-Cost (LTC): N/A
      Owner Occupied Allowed: N/A
      Interest Only Loans: YES
      Prepayment Penalties: N/A
      Minimum FICO Score: NO
      Time to Close: N/A


  • Loan Examples

    The following loans are for education purposes only. They do not represent actual loans executed by Hard Money in PA.

    Loan Example 1

    Hard Money in PA makes a hard money loan to Crystal for a renovation project in Philadelphia, PA, on a house that is listed for $220,000. The loan to value (LTV) on the deal is 60%. This means Crystal will bring 40% of the purchase price to closing and the principle will be $132,000 on the loan. The loan is interest only, with monthly payments, and is for 18 months at 9% interest with 5 origination points paid at the closing.

    The borrower must bring a total of $32,400 upon closing to cover the $88,000 down payment plus the $6,600 origination fee. After the loan closes, she will need to pay Hard Money in PA $990 in monthly interest payments, or 9% multiplied by $132,000 divided by 12 months in a year. Crystal's plan is to complete the house by the end of the 18 months and re-sell it for $264,000. If she succeeds she will earn a total profit of $19,580 ($264,000 sales price - $132,000 principle - $88,000 cash paid at closing - $6,600 origination fee - $17,820 in interest.

    Loan Example 2

    George finds a house in Philadelphia, PA to remodel and re-sell. Because he does not have enough cash to buy the property outright, he takes a fix and flip loan from Hard Money in PA with the following parameters:

    a) A $180,000 sales price, b) a 65% loan-to-value (LTV), c) a 12 month term, d) a 10% interest rate, and e) a 3% origination fee.

    Once the renovation project is finished, if George sells the property for $225,000, the final numbers would be the following:

    $225,000 sales price
    - $117,000 principle (65% LTV)
    - $63,000 cash paid at closing (35% on 65% LTV)
    - $3,510 origination fee (3% of the $117,000 principle)
    - $11,700 interest payments (12 months x 10% interest)
    -----------------------
    = $29,790 total profit (does not include taxes or rehab costs)

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