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Short-Term · Investor · Asset-Based

Fast, Flexible Financing
for Real Estate Investors

Hard money, bridge loans, and fix & flip financing for investors who need speed, flexibility, or funding on properties that don't fit conventional or agency guidelines.

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Asset-Based LendingFast ClosingsFix & Flip WelcomeBridge & Transitional

When Speed and Flexibility Matter More Than the Rate

Hard money and bridge loans are short-term, asset-based financing tools designed for investors who need to move quickly — whether that's buying a fix and flip, bridging a gap between transactions, funding a renovation that conventional lenders won't touch, or acquiring a property that doesn't yet qualify for permanent financing.

These programs are evaluated primarily on the asset — the property's value, purchase price, after-repair value (ARV), and the investor's exit strategy — rather than personal income or standard documentation. That makes them a strong tool for experienced investors and situations where traditional financing simply won't work.

Common Use Cases
  • Fix and flip acquisitions and renovation financing
  • Bridge loans between a sale and a new purchase
  • Properties that need work before qualifying for permanent financing
  • Fast closings where conventional timelines won't work
  • Transitional financing for investors building or repositioning a portfolio
What to Know
  • Shorter loan terms — typically 6 to 24 months
  • Higher rates than permanent financing — priced for speed and flexibility
  • Evaluated on property value and exit strategy, not just income
  • Experienced investors typically have more options
  • A clear exit plan (sell, refinance, rent) is essential
  • Subject to lender guidelines, property type, and borrower experience

Common Questions

Hard money typically refers to asset-based private lending, often used for fix and flip or distressed properties. A bridge loan bridges a gap between two transactions — for example, buying a new property before selling an existing one. In practice the terms overlap and both are short-term, flexible financing tools.
Most hard money lenders focus on the property value — the purchase price, current condition, and often the after-repair value (ARV). Your experience as an investor, down payment or equity, and exit strategy also play a role. Income documentation requirements are typically lighter than conventional loans.
Hard money loans are specifically designed for speed. Closings in one to two weeks are common in many scenarios. Timeline depends on the lender, property, title, and how quickly documentation is provided.
Hard Money & Bridge Overview
Terms vary significantly by lender, property, and scenario
Loan Type
Short-Term, Asset-Based
Typical Term
6 to 24 Months
Evaluated On
Property Value & Exit Strategy
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Not a commitment to lend. Subject to credit, income, property, and lender guidelines.


Know Your Asset Value

What’s your property
worth today?

Bridge and hard money terms are primarily asset-based. A quick home value estimate helps you frame your LTV, structure your loan amount, and define your exit strategy before applying.

Hard money & bridge terms are driven by property value and LTV — not income or credit score alone.

Home value estimates are not appraisals. Bridge and hard money availability, LTV, and terms subject to lender guidelines, property type, exit strategy, and borrower profile. Not a commitment to lend. MortgageToday LLC NMLS #2727066.

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FAQ

Common questions,
direct answers.

Hard money loans are short-term, asset-based financing secured by real property — evaluated primarily on the property value rather than borrower income or credit. Bridge loans serve a similar purpose, providing short-term capital to bridge a gap between a current need and a longer-term solution. The terms are often used interchangeably, though bridge loans sometimes carry lighter asset requirements.
Most programs offer LTVs between 65% and 75% of the property’s as-is value. Fix-and-flip programs may lend against the After-Repair Value (ARV), allowing higher loan amounts relative to purchase price. LTV limits vary by lender, property type, and borrower experience level.
Speed is one of the primary advantages. Many lenders close in 7 to 14 business days when documentation is clean. Some can close in as little as 3 to 5 days on straightforward transactions. Timing depends on appraisal turnaround, title work, and lender underwriting volume.
Credit requirements are significantly more flexible than conventional financing. Many hard money lenders have minimums between 600 and 650 — some programs have no minimum at all. The primary qualification factor is the asset: property value, equity position, and exit strategy.
Hard money and bridge loans are short-term — typically 6 to 24 months. Lenders always require a clear repayment plan. Common exit strategies include selling the property, refinancing into DSCR or conventional financing, or paying off with other capital. A clearly defined exit is a core underwriting requirement.

Have an investment deal that needs fast financing?

Hard money and bridge scenarios vary widely. A direct conversation is the fastest way to understand what may work for your specific deal.

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