Hard Money
Residential Hard Money
Unlock the potential of your residential real estate investments with CMRE's Residential Hard Money loans. Designed for speed and flexibility, our hard money solutions provide quick access to capital for acquisitions, renovations, and more. Get the funding you need with competitive rates, starting at 9.875%, and flexible terms tailored to your project.
Key Facts About Residential 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.
Hard money rates at CMRE range from 9.99% to 13.99% depending on LTV and experience.
CMRE hard money loans cover fix-and-flip, bridge, and ground-up construction.
CMRE Residential Hard Money funds in as few as 7 business days.
CMRE Residential Hard Money is asset-based — property value drives qualification.
CMRE Residential Hard Money LTV ranges from 65% to 90% ARV.
Program Benefits
Fast Funding: Close deals quickly with our streamlined approval process.
Flexible Terms: Tailored loan structures to meet your specific investment needs.
Rehab and Renovation Funding: Ideal for fix-and-flip projects and property improvements.
Minimal Documentation: Less paperwork than traditional mortgage options.
Higher Loan-to-Value: Access up to 70% LTV for your projects.
Available for borrowers with credit scores as low as 600.
Program Highlights
Max LTV
70%
Min Credit Score
600
Max DTI
55%
Loan Amount Range
$50K - $5M
Amortization Options
Eligible Properties
- Single Family
- Multi-Family
- Townhouses
- Condos
Program Requirements
Income Documentation
- •Demonstrated ability to repay the loan.
- •Proof of income or alternative repayment strategy.
- •Debt-to-income ratio assessment.
Asset Verification
- •Sufficient equity or down payment.
- •Liquid assets to cover closing costs and reserves.
- •Verification of asset ownership.
Insurance & Title
- •Hazard insurance policy covering the property.
- •Liability insurance as required.
- •Proof of insurance coverage.
Property Requirements
- •Minimum FICO score of 600.
- •Review of credit history for past delinquencies.
- •Explanation for any major credit issues.
Complete Guide to Residential Hard Money Loans
What Is Residential Hard Money?
Hard money loans are short-term financing options secured by real estate. They are often used by investors and developers who need quick access to capital for projects like fix-and-flips, renovations, or bridge financing. Unlike traditional mortgages, hard money lenders focus more on the asset's value than the borrower's creditworthiness.
Who Uses Residential 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.
Residential 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: 9%-14% depending on LTV, condition, borrower experience.
- •Interest-only payments standard. Exit strategy required.
- •CMRE funds in as few as 7 business days.
Get Residential 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.
Residential Hard Money Comparison: Hard Money vs Bridge vs DSCR vs Conventional
- •Hard money loans (7-14 days closing, 9%-14% rates, 65%-90% LTV) are fastest but most expensive. Bridge loans offer slightly longer terms (6-24 months) at similar rates. DSCR loans provide permanent financing (30-year terms, 7%-9% rates) for stabilized rentals.
- •CMRE strategy: use Residential Hard Money for acquisition speed, then refinance into DSCR or conventional once the property is stabilized. This "acquire-rehab-refinance" cycle is the foundation of scalable real estate investing.
- •For fix-and-flip investors, CMRE provides rehab draw schedules that release renovation funds in stages as work is completed. This minimizes interest costs by funding only what's needed at each project milestone.
- •Experienced investors with 5+ completed projects may qualify for CMRE's preferred borrower rates (1-2% lower) and higher LTV allowances. CMRE tracks borrower performance and rewards consistent execution.
Current Mortgage Rates
30-Year Fixed Rate
6%
as of 3/5/2026 · FRED
15-Year Fixed Rate
5.43%
as of 3/5/2026 · FRED
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Application 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
Frequently Asked Questions
Interest rates for residential hard money loans are typically higher than traditional mortgages, reflecting the increased risk and shorter loan terms. CMRE's rates start at 9.875% and vary based on the loan amount, LTV, and borrower qualifications.
One of the biggest advantages of hard money loans is the speed of closing. At CMRE, we can often close loans in as little as 1-2 weeks, compared to the 30-60 days required for traditional mortgages.
Residential hard money loans can be used for a variety of property types, including single-family homes, multi-family properties, townhouses, and condos. The key is that the property must have sufficient value and potential for appreciation.
As few as 7 business days from application. Same-day term sheets available.
65%-80% of current value. Fix-and-flip: up to 90% ARV.
Primarily asset-based — property value matters most. Credit is a factor but not the primary driver.
Typically 9%-14% depending on LTV, condition, and experience. 1-3 origination points.
Hard money is primarily for investment. Some owner-occupied programs exist with compliance requirements.
Residential Hard Money by Location
Get local rates, loan limits, and market data for Residential Hard Money in your area.
CA
CO
GA
ID
IL
MI
NJ
NY
OH
OR
VA
WA
View county-level market data, loan limits, and mortgage rates on our territory pages.
Browse All Territories →TESTIMONIALS
Success stories from families and investors across the nation who achieved their goals with CMRE.
"I've been working with Custom Mortgage and Real Estate for over five years now, and they've totally helped me get through a bunch of tricky transactions. Their team is super helpful all the way through, making sure everything goes off without a hitch. I seriously recommend Custom Mortgage to anyone who needs financing or a solid real estate broker."
RENE M
"I just worked with Custom Mortgage and Real Estate, and seriously, I can't recommend them enough. They have helped my family and me with a bunch of transactions, always receiving results that nobody else could. Their team is super responsive and really experienced, which made everything go through smoothly with no stress at all."
ARTHUR G
"As an investor in real estate and an agent, I totally count on Custom Mortgage and Real Estate for my deals since they've got loads of experience. They have these unique programs that I just can't find anywhere else, and it really gives me an advantage. After researching a number of companies, the offers from Custom Mortgage were the best out there."
