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Hard Money Loan-To-Value* General Guidelines

The following hard money loan-to-value table is a general summary of the maximum loan ratios available for our hard money loans depending on the property type, lien position, and location. This chart is for hard money lending purposes only -- conventional loans have more lenient guidelines.

Note in the chart below that the term "up to" can sometimes mean"less than". Certain properties, borrowers, situations, and/or geographical areas are more appealing to hard money lenders than others. We do our best to offer you the highest loan amount to value possible.

Loan-To-Value --
the ratio between the amount of a proposed mortgage loan and the fair market value.

Call or email me for more information. We've been in the hard money lending industry in CA for over a dozen years and look forward to helping you with this niche product.

Private equity loans are not made by "loan sharks", the Mafia or pawn shops. Only professional investors make private money real estate loans.

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Hard Money Loan-To-Value* General Guidelines

Property Type	Purchase or Rate/Term Refinance Southern CA	Purchase or Rate/Term Refinance Northern CA	Cash-Out Refinance Southern CA	Cash-Out Refinance Northern CA	Other States ** Purch or Refi
Owner-occupied residential 1-4 unit SFR, condo, townhome (metro - urban areas) Reduced LTV for manufactured homes on owned land -- no rural Loans based on "As-Is" value only	Up to 65% 1^st TD Up to 60% CLTV 2^nd or 55% 3^rd TD Minimum loan amount of $100,000 NO HARD MONEY REHAB LOANS. CALL ME FOR AN ALTERNATIVE	Up to 65% 1^st TD Up to 60% CLTV 2^nd or 55% 3^rd TD Minimum loan amount of $100,000 NO HARD MONEY REHAB LOANS. CALL ME FOR AN ALTERNATIVE	Up to 65% 1^st TD Up to 60% CLTV 2^nd or 55% 3^rd TD Minimum loan amount of $100,000 NO HARD MONEY REHAB LOANS. CALL ME FOR AN ALTERNATIVE	Up to 65% 1^st TD Up to 60% CLTV 2^nd or 55% 3^rd TD Minimum loan amount of $100,000 NO HARD MONEY REHAB LOANS. CALL ME FOR AN ALTERNATIVE	Other states: Not Available
Non-Owner-Occupied (investment or 2nd home) residential SFR, condo, TH (metro - urban areas) Reduced LTV for manufactured homes on owned land -- no rural Loans based on "As-Is" value only	Up to 65% 1^st TD Up to 60% CLTV 2^nd Minimum loan amount of $75,000 NO RESIDENTIAL INVESTOR REHAB LOANS	Up to 65% 1^st TD Up to 60% CLTV 2^nd Minimum loan amount of $75,000 NO RESIDENTIAL INVESTOR REHAB LOANS	Up to 65% 1^st TD Up to 60% CLTV 2^nd Minimum loan amount of $75,000 NO RESIDENTIAL INVESTOR REHAB LOANS	Up to 65% 1^st TD Up to 60% CLTV 2^nd Minimum loan amount of $75,000 NO RESIDENTIAL INVESTOR REHAB LOANS	Other states: Not Available
Commercial Income 5+ unit apartments Office, Retail, other income-producing commercial 1st, 2nd, 3rd TDs	Up to 65% 1st TD Up to 60% CLTV 2nd or 55% 3rd TD Commercial Rehabs OK! Minimum loan amount of $100,000	Up to 65% 1st TD Up to 60% CLTV 2nd or 55% 3rd TD Commercial Rehabs OK! Minimum loan amount of $100,000	Up to 65% 1st TD Up to 60% CLTV 2nd or 55% 3rd TD Commercial Rehabs OK! Minimum loan amount of $100,000	Up to 65% 1st TD Up to 60% CLTV 2nd or 55% 3rd TD Commercial Rehabs OK! Minimum loan amount of $100,000	Other states: minimum loan of $250,000
Commercial Non-Income Industrial Manufacturing Warehouse	Up to 60%	Up to 60%	Up to 60% **	Up to 60% **	Other states: minimum loan of $250,000
New Construction — Residential SFR (metro areas only--no rural)	Up to 65% of of total project cost. NOT based on % of finished value	Up to 65% of of total project costs. NOT based on % of finished value	------------	------------	Not Available
New Construction — Commercial	Up to 65% of of total project cost. NOT based on % of finished value	Up to 65% of of total project cost. NOT based on % of finished value	------------	------------	Other states: minimum loan of $500,000
Residential improved subdivision lots – 1^st TD only See Other Land Loans (no rural, remote, non-entitled, or AGRI zoning. Not intended for developer financing)	Up to 50% with all utilities to lot line Proof of income and good credit required	Up to 50% with all utilities to lot line Proof of income and good credit required	No Cash-Out on lots / land	No Cash-Out on lots / land	Not Available
Commercial vacant land / lot – 1^st TD only See Other Land Loans Metro - Urban commercial lots only--no rural	Up to 50% with all utilities to lot line Proof of income and good credit required	Up to 50% with all utilities to lot line Proof of income and good credit required	No Cash-Out on lots / land	No Cash-Out on lots / land	Not Available

ALTERNATIVE for owner-occupied residential rehab loans:
We are no longer offering hard money rehab loans. However, residential property intended for an owner-occupied, primary residence in need of rehab may qualify for our conventional purchase-rehab loan with only 3.5% down. 100% repair and renovation costs can be included. Call me at 1-800-644-8829 for details about this unique program. This program is not for investor rehabs!

* Loan-To-Value: The maximum percentage of the loan compared to the fair market value of the property. To calculate whether your property qualifies for a hard money loan, multiply the fair market value of the property by the maximum loan-to-value percentage for your property type and location shown in the chart above. For example, if your property is worth $250,000 and the maximum loan-to-value is 65%, then $250,000 x 65% = $162,500 loan amount before points and fees.

** Cash-out refinancing: Cash-out is evaluated on a case-by-case basis. Cash-out is not available on land refinance transactions of any type.

*** LTV outside CA: LTV on commercial property outside of CA vary by state, property type, and other considerations.

All 2nd mortgage loans must subordinate to conventional 1st mortgages only--we will not subordinate to other private liens.

More information about:
Hard Money Loans

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