© WHERE WE LEND BOSTON · MA
HARD MONEY LENDER BOSTON
Hard money for Boston and Suffolk County: written terms first, wire in five to seven days.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Boston is the densest and most competitive market in New England, and a landlord's city more than a flipper's. Investors fight for triple-deckers in Dorchester, Roxbury and East Boston, condo product in South Boston and Charlestown, and the brick and brownstone blocks of the South End and Back Bay. Allston-Brighton and Mission Hill run almost entirely on students.
From Suffolk County out to Cambridge, Lowell and Worcester, Boston investors get the full program stack: bridge, fix and flip, construction, rental property, commercial, second mortgages and blanket loans on a portfolio.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Boston file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST BOSTON · MA
WHAT DO BOSTON HARD MONEY LOANS COST
What a Boston hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: a Boston borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those are the published ranges, not a teaser. Where a Boston deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT BOSTON · MA
WHY LOAN GOAT IN BOSTON
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move a Boston file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes five to seven days and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
The wood-frame triple-decker is the defining asset, three stacked units on a narrow lot, alongside brick and brownstone rowhouses in the older districts and mid-rise condominium buildings through the waterfront neighborhoods. Every one of those property types is on the eligible list.
Triple-decker acquisition and condo conversion is the classic Boston play, and gut rehab pays where the finish level lags the block. Student rentals near the universities lease on a rigid annual cycle, and small multifamily holds beat single-family every time here. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
BOSTON DEALS, FUNDED FROM SAN DIEGO.
Suffolk County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS BOSTON · MA
MOST COMMON BOSTON LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Boston replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Suffolk County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Boston property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Boston investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Boston foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Boston file here.
- NON-WARRANTABLE CONDOS Condos in Boston that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Boston investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Boston, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Boston offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN BOSTON
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES BOSTON · MA
PROPERTY TYPES WE FINANCE IN BOSTON
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Suffolk County on bridge terms.
- SELF-STORAGE Self-storage acquisition and expansion in Suffolk County on bridge and commercial programs.
- LAND Suffolk County land held for development, financed on value and plan.
- AGRICULTURAL Working farmland in Suffolk County financed where a bank will not.
- CANNABIS Suffolk County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Boston market.
© THE APPROACH BOSTON · MA
HOW WE LEND IN BOSTON
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Boston borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
BOSTON BORROWERS, IN THEIR WORDS
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The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II
© QUESTIONS BOSTON · MA
BOSTON HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Boston and across Suffolk County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Boston files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Boston deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Suffolk County. Owner-occupied has its own program. If the Boston asset produces or will produce value, there is usually a structure for it.
Property types -
Most Boston and Suffolk County files close in five to seven days, with a clean bridge file funding in about three. That speed matters on a triple-decker where offers stack up within days. Loan Goat lends in-house capital on business-purpose property and underwrites the building and your exit, not your tax returns. No loan here carries a prepayment penalty.
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The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs
© WHERE WE LEND BOSTON · MA
BOSTON, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE BOSTON · MA
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