Hard Money
Construction Hard Money in Key Biscayne, FL
What is a Construction Hard Money? Construction Hard Money is a specialized mortgage solution offered by CMRE for real estate financing. This program provides tailored terms, flexible underwriting, and expedited closing timelines to meet the unique needs of property buyers and investors in Key Biscayne, FL.
Custom Mortgage arranges Construction Hard Money financing in Key Biscayne, FL and across Miami-Dade County. Miami-Dade County's 2026 FHFA conforming loan limit is $832,750 for a one-unit home and $1,601,750 for four units. Census ACS 2024 data puts the median owner-occupied home value in Miami-Dade County at $463,000, $369,750 below that one-unit limit.
Median household income there is $71,753 and 52% of homes are owner-occupied (Census ACS 2024).
Key Facts About Construction Hard Money
CMRE hard money loans fund in as fast as 7 business days.
Hard money loans from CMRE require 20-35% down payment.
CMRE hard money programs accept properties that conventional lenders decline.
CMRE hard money loans cover fix-and-flip, bridge, and ground-up construction.
CMRE Construction Hard Money funds in as few as 7 business days.
CMRE Construction Hard Money is asset-based — property value drives qualification.
CMRE Construction Hard Money LTV ranges from 65% to 90% ARV.
Program Benefits
Fast Funding: Get the capital you need quickly, often within days, to keep your construction project on schedule.
Flexible Terms: Tailored loan structures to meet the specific needs of your construction project.
Higher Loan-to-Value: Borrow up to 70% of the property's value, maximizing your investment potential.
Less Stringent Requirements: Qualification is based more on the project's potential than on traditional credit metrics.
Use for Various Projects: Ideal for ground-up construction, renovations, rehabs, and fix-and-flips.
Competitive Rates:, our rates are competitive within the hard money lending market.
Program Highlights
Max LTV
70%
Min Credit Score
600
Max DTI
N/A
Loan Amount Range
$50,000 - $5,000,000+
Amortization Options
Eligible Properties
- Single Family Homes
- Multi-Family Homes
- Condominiums
- Commercial Properties
- Land
Program Requirements
Income Documentation
- •Demonstrate sufficient income or cash flow to cover loan payments.
- •Provide documentation of current income sources.
- •Business income will be considered as applicable.
Asset Verification
- •Proof of funds for down payment and closing costs.
- •Verification of other assets that may be used as collateral.
- •Liquidity to manage project contingencies.
Insurance & Title
- •Hazard insurance to cover property damage.
- •Liability insurance to protect against potential lawsuits.
- •Builder's risk insurance during the construction phase.
Property Requirements
- •Minimum FICO score of 600 required.
- •Review of credit history to assess overall financial stability.
- •Past bankruptcies or foreclosures will be considered.
Construction Hard Money in Key Biscayne: The Complete Guide
What Is Construction Hard Money?
Construction hard money loans are short-term financing options specifically designed for real estate construction and renovation projects. Unlike traditional loans, they are typically secured by the value of the property and future potential, rather than the borrower's creditworthiness. This makes them a valuable tool for developers and investors who need quick access to capital.
Who Uses Construction Hard Money?
- •Fix-and-flip investors needing fast acquisition and rehab capital.
- •Bridge borrowers financing between a sale and a purchase.
- •Auction buyers needing proof of funds and rapid closing.
- •Property owners facing foreclosure who need emergency refinancing.
- •Investors purchasing non-conforming properties traditional lenders won't finance.
Construction Hard Money Terms and Structure
- •LTV: 65%-80% as-is value or 70%-90% ARV for fix-and-flip.
- •Terms: 6 months to 3 years — designed as short-term bridge.
- •Interest rates depend on LTV, condition, borrower experience.
- •Interest-only payments standard. Exit strategy required.
- •CMRE funds in as few as 7 business days.
Get Construction Hard Money from CMRE
- •Step 1: Submit property details — address, price, value estimate, scope of work.
- •Step 2: CMRE issues term sheet within 24-48 hours.
- •Step 3: Appraisal or BPO — fast-track available.
- •Step 4: Underwriting on property value and exit strategy.
- •Step 5: Funding in as few as 7 business days.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Miami-Dade County
$3,035/mo
Based on $560,000 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Miami-Dade County
$3,920/mo
Based on $560,000 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
Miami-Dade County at a glance
- Conforming loan limit (1 unit)
- $832,750
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $1,601,750
- Source: FHFA, 2026
- Median owner-occupied home value
- $463,000
- Source: Census ACS 5-year, 2024
- Median household income
- $71,753
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 52%
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 6.5
- Source: Census ACS 5-year (computed), 2024
Market Snapshot: Miami-Dade County
Source: Redfin · 2026-01-31Median Sale Price
$560,000
Median List Price
$580,000
Price / Sq Ft
$388.636
Days on Market
99
Active Listings
16,599
Homes Sold
1,504
Sale-to-List Ratio
94.6%
2026 Conforming Loan Limits: MIAMI-DADE
1-Unit (SFR)
$832,750
2-Unit (Duplex)
$1,066,250
3-Unit (Triplex)
$1,288,800
4-Unit (Fourplex)
$1,601,750
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
Construction Hard Money in Key Biscayne, FL
Miami-Dade County occupies a unique position among all the markets we serve: it operates on global capital flows as much as local economics. The median sale price of $560,000 is up 0.9% year-over-year despite 16,599 active listings and a 99-day median days on market — a combination that would produce steeper declines in any other market. The explanation is international demand. Miami's identity as a Western Hemisphere financial hub insulates it from domestic rate sensitivity in ways that Phoenix, Atlanta, or Houston cannot replicate.
The 94.6% sale-to-list ratio reflects a market where buyers have leverage — particularly in the condo segment — but where well-located single-family homes and townhomes continue to attract competition from cash-heavy international buyers. The $806,500 conforming limit is a meaningful threshold here; a significant share of Miami-Dade transactions occur above it, making our jumbo and non-QM product lines essential tools. Foreign national financing and ITIN loan programs are high-volume categories at our Miami operations.
Miami-Dade's borrower profile is the most international of any market we serve. Brazilian, Venezuelan, Colombian, and European buyers represent a significant share of purchase volume. ITIN loans, foreign national programs, and non-QM bank statement financing are essential products for this population. Domestic buyers tend to be high-earning professionals in finance, healthcare, real estate, and the arts. Self-employment and complex income structures are the rule rather than the exception in Miami, requiring sophisticated underwriting approaches.
Pre-qualify for non-QM or foreign national programs before shopping — Miami's international buyer pool pays cash or uses specialized financing, so conventional pre-approvals alone won't make you competitive.
Service Areas & Neighborhoods
Our Key Biscayne Presence
Local Knowledge. Global Rates.
200 S Biscayne Blvd
Miami, FL 33131
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
ARV Loan Calculator
Estimate your maximum hard money loan amount based on After Repair Value (ARV). CMRE lends up to 70% ARV for fix-and-flip projects.
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About Construction Hard Money in Key Biscayne
The latest available national 30-year fixed observation was 7.18% (Freddie Mac PMMS, week of 11/5/2026). Construction Hard Money rates in Key Biscayne vary by loan amount, LTV, and credit profile — CMRE can issue a pre-approval within 24 hours of a complete application.
Timelines depend on the program, appraisal, and title: conventional purchases typically close in 14–21 days, and hard money loans can fund in as few as 7 business days. The Miami-Dade County market has seen home prices rise 0.9% year-over-year — having a fully underwritten approval before you write an offer is critical in this competitive environment.
CMRE funds hard money and bridge loans in Key Biscayne in as fast as 7 business days. Experienced investors in Miami-Dade County with strong equity positions may qualify for expedited underwriting.
Construction Hard Money from CMRE in Key Biscayne typically requires 65-80% LTV depending on property type and borrower experience. Fix-and-flip investors in Miami-Dade County may access higher leverage with track record documentation.
See all Construction Hard Money questions and program details
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