Calculate total hard money financing cost: points, interest, fees, and effective APR. Compare current terms vs negotiated alternatives.
📍 Property Address (optional)
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Hard Money Loan
Loan Amount?
$
Interest Rate % (annual)?
%
Origination Points?
%
Loan Term (months)?
Other Fees ($)?
$
Deal Context
After-Repair Value (ARV)?
$
Estimated Repair Costs?
$
Pro Forma (Negotiate Better Terms)
Alternative Term (months)?
Alternative Points?
%
As-Is AnalysisCurrent
Enter values to see results
Total Financing Cost
--
interest + points + fees
Monthly Interest
--
interest-only payment
LTV Ratio
--
loan / ARV
Effective APR
--
annualized all-in
Hard Money Cost Breakdown
Loan Amount--
Origination Points--
Other Lender Fees--
Total Interest (term)--
Total Financing Cost--
Deal Check
ARV--
LTV (loan / ARV)--
Repairs--
All-In (loan + repairs + fees)--
All-In vs ARV--
Pro FormaAfter Plan
Enter pro forma values
Alt. Total Cost
--
better terms
Savings vs Current
--
from negotiating
Months Saved
--
from faster exit
Alt. Eff. APR
--
vs current
Negotiated Terms Comparison
Current Terms Cost--
Alt. Terms Cost--
Total Savings--
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1
Enter Loan Amount
Hard money lenders typically lend 65-80% of ARV. Enter your specific loan amount. The calculator checks your LTV against the 75% standard guideline.
2
Enter Rate & Points
Rate is annual (divided by 12 for monthly interest-only payment). Points are upfront: 2 points on $160K = $3,200 at closing. Both add to your total cost.
3
Set the Term
Hard money is short-term. Every extra month you hold costs your monthly interest. A 12-month loan at 11.5% on $160K = $1,533/mo in interest only.
4
Check LTV Against ARV
Hard money lenders care most about LTV vs ARV. If your loan-to-ARV exceeds 75-80%, you may need to bring more cash to closing.
5
See Total Financing Cost
The total cost = points + fees + all interest payments. This is what the lender actually costs you on the deal -- factor it into your profit calculation.
6
Negotiate Better Terms
The pro forma column lets you model lower points or a shorter term. With a track record, many lenders will negotiate -- especially on repeat business.
Hard money loans are short-term, asset-based loans used primarily for fix-and-flip and BRRRR acquisitions. Unlike conventional loans, hard money lenders focus on the property value (ARV) rather than the borrower's credit or income.
Hard money is expensive -- rates of 9-15% plus 1-4 points are common -- but it closes quickly (often in 3-7 days), requires no income verification, and funds properties that conventional lenders won't touch. For a 5-month flip, even a 12% rate only costs 5% of the loan in interest (12% / 12 months x 5 months).
Key metrics: LTV (loan-to-ARV) typically maxes at 70-80%. After-Repair LTV (ARLTV) = (loan + repairs) / ARV -- lenders want this under 70-75%. Effective APR includes points and fees annualized, which is typically 15-25%.