Hard Money Loan Calculator

Key Takeaways

• Hard Money Loan Calculator gives a direct estimate using the inputs shown in the calculator form.
• Hard money is the financing engine behind most fix-and-flip and BRRRR deals: private lenders funding in days, not weeks, at rates and points no bank would quote — typically 9–13% with 1–3 origination points, 65–75% loan-to-value, 6–24 month terms, interest-only. On the default $250,000 at 11% with 2 points held 6 months, the interest-only payment is $2,292 a month, the points cost $5,000 at closing, and the total cost of capital is $18,750.
• $18,750: $13,750 of interest at 11% plus $5,000 in 2 points — an effective annualized cost of 15.0% over the actual hold, and $3,125 a month all-in.

Key Facts

How This Calculator Works

• Hard money is the financing engine behind most fix-and-flip and BRRRR deals: private lenders funding in days, not weeks, at rates and points no bank would quote — typically 9–13% with 1–3 origination points, 65–75% loan-to-value, 6–24 month terms, interest-only. On the default $250,000 at 11% with 2 points held 6 months, the interest-only payment is $2,292 a month, the points cost $5,000 at closing, and the total cost of capital is $18,750.
• The number most lender pages never show is the effective annualized cost: $18,750 on $250,000 over 6 months annualizes to 15.0% — above the quoted 11% because the points are paid up front and compressed into a short hold. That gap is the whole reason this calculator exists. Rate and points quoted separately tell you almost nothing about what a loan actually costs; rate, points, and hold time together tell you everything.
• Two fine-print items deserve inputs, not footnotes. First, the minimum-interest guarantee: some notes bill 3–6 months of interest even on an early payoff, which can add thousands to a fast exit — the min-interest profile page prices exactly that trap. Second, the term: a hold that runs past the note's term needs an extension, usually at extension points or a higher rate, and that cost is not in any figure on this page. Model the hold you realistically expect, not the one in the pro forma.
• Use this calculator as the financing input to the rest of the flip cluster: the fix-and-flip calculator takes this cost straight off the deal's profit, and the BRRRR calculator models the refinance that replaces this loan when the property stabilizes. Hard money is a tool for getting into deals banks will not touch on your timeline — priced honestly, it is often worth every point. Priced optimistically, it is how good flips go broke quietly, one interest payment at a time.
• All-in carrying cost on the default inputs is $3,125 a month. This is an educational planning estimate, not lending advice and not a lender recommendation. Actual terms vary by lender, property, experience, and market; figures exclude extension fees, draw and inspection fees, appraisal, legal, and closing costs beyond origination points unless noted. No lead-gen form lives on this page, and no lender is endorsed here.

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