Vermont Hard Money Loans
Direct hard money for Vermont flippers, builders and BRRRR investors. Up to 90% of purchase plus 100% of rehab, funded in as little as 7 days — no tax returns, no income verification.
Vermont hard money program terms
Fix & Flip / Rehab
Rates starting at 9.25%
- Up to 90% of purchase
- 100% of rehab budget financed
- 12-month interest-only
- No prepayment penalty
Bridge / Short Term
Rates starting at 8.99%
- Up to 75% LTV
- Close in as little as 7 days
- Purchase, refinance or payoff
- 6–24 month terms
Ground-Up Construction
Rates starting at 9.99%
- Up to 90% LTC
- Single family and small multi
- Fast draw turnaround
- DSCR takeout available
Rates shown are starting estimates for well-qualified investors, change daily, and are not a commitment to lend. Final pricing depends on credit, experience, leverage, and property.
How hard money works in Vermont
Submit the deal
Send the Vermont property address, purchase price, rehab budget and after-repair value.
Same-day term sheet
We underwrite in-house and send leverage, rate and fees the same business day.
Appraisal & title
We order valuation and open title while you finalize contractor bids.
Close in 7–14 days
Sign at a Vermont title company or attorney and get funded.
Draws & exit
Draw reimbursements typically within 48 hours of inspection. Exit by sale or DSCR refinance.
What we lend on in Vermont
- Single family 1-4 unit investment property
- Small multi-family and mixed-use
- Ground-up construction
- Condos and townhomes
- Short-term rental properties
- Portfolio and blanket takeouts
What we do not finance
- Owner-occupied primary residences
- Raw land with no build plan
- Consumer-purpose loans
- Properties without clear title
The Vermont rehab draw process
Your rehab budget is held in a construction holdback and released as work is completed. Submit a draw request with photos, we schedule the inspection, and funds are typically wired within 48 hours of approval. No surprise fees per draw, and no waiting weeks to keep your crew paid.
Vermont market snapshot
Extremely tight housing supply and ski-season rental demand keep Vermont vacancy near record lows.
Hard money vs. DSCR in Vermont
| Hard Money | DSCR Rental | |
|---|---|---|
| Best for | Flips, rehabs, fast closings | Stabilized rentals, long-term hold |
| Term | 6–24 months, interest-only | 30-year fixed or ARM |
| Qualifies on | Purchase price + after-repair value | Property rent vs. payment |
| Leverage | Up to 90% LTC / 100% rehab | Up to 80% LTV |
| Speed | 7–14 days | 15–21 days |
Vermont hard money loan FAQs
What is a hard money loan in Vermont?
A Vermont hard money loan is short-term, asset-based financing secured by investment real estate. Approval is driven by the property's cost basis and after-repair value rather than your personal income, which is why these loans close in days instead of weeks.
How much do I need to put down on a Vermont hard money loan?
Most Vermont fix & flip borrowers bring 10–20% of the purchase price. We finance up to 90% of purchase and 100% of the rehab budget for qualified investors with experience.
What are hard money rates in Vermont?
Vermont hard money rates currently start around 9.25% for well-qualified investors, with points depending on leverage, experience and term. Final pricing is quoted on the specific deal.
How fast can a Vermont hard money loan close?
Typical Vermont closings are 7–14 days from a signed term sheet. The pace is usually set by appraisal and title, not underwriting.
Do you lend to first-time flippers in Vermont?
Yes. First-time investors in Vermont are eligible with slightly lower leverage, a solid contractor bid and reserves for carrying costs.
Can I refinance my Vermont hard money loan into a long-term loan?
Yes. Once the property is renovated and rented, we can refinance you into a 30-year DSCR loan — the standard BRRRR exit — without moving to a new lender.