© WHERE WE LEND DURHAM · NC
HARD MONEY LENDER DURHAM
Purchase, refinance and cash-out money across Durham and the wider Durham County market.
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
Durham converted its tobacco and textile past into a research and medical economy, and the property market followed. American Tobacco and the downtown loop carry the adaptive reuse story, Ninth Street and Old West Durham hold walkable rental demand, Trinity Park keeps its restored older houses, and Research Triangle Park pulls tenants in from the county edge.
Every program on this site is available on Durham property and across Durham County. Investors who also buy in Cary, Raleigh and Greensboro run those deals through the same desk, which is the point: one lender who already knows the borrower, the entity and the exit strategy.
Nothing about a Durham address slows the process down. Terms are written from the property, title and escrow are opened locally, and the money moves from San Diego. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states is what that machine has produced so far.
© THE COST DURHAM · NC
WHAT DO DURHAM HARD MONEY LOANS COST
There is no Durham rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
A Durham file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| 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 numbers are the ceiling and the floor. A Durham deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT DURHAM · NC
WHY LOAN GOAT IN DURHAM
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most Durham investors arrive here after a bank fell through late. What they get instead is a lender with its own money, minimal documentation, no loan committee and no prepayment penalty. 1.3K+ closed loans since 2022 is the reason the timeline holds.
Compact mill houses in the old factory neighborhoods, 1920s bungalows with deep porches, brick warehouses converted or waiting to be, and newer infill townhomes pressed in close to downtown. All of it is financeable, purchase, refinance or cash-out.
Bungalow and mill-house flips sell into owner-occupant demand, rentals near Duke serve students and medical staff, and adaptive reuse of brick industrial space suits commercial investors. Small multifamily downtown holds well. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
DURHAM DEALS, FUNDED FROM SAN DIEGO.
Durham 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 DURHAM · NC
MOST COMMON DURHAM LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Durham replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Durham County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Durham property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Durham investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Durham 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 Durham file here.
- NON-WARRANTABLE CONDOS Condos in Durham that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Durham investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Durham, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Durham offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN DURHAM
- 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 DURHAM · NC
PROPERTY TYPES WE FINANCE IN DURHAM
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Durham County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Durham hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in Durham County on bridge and commercial programs.
- AGRICULTURAL Working farmland in Durham County financed where a bank will not.
- CANNABIS Durham County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Durham market.
© THE APPROACH DURHAM · NC
HOW WE LEND IN DURHAM
The comparison is the operating rulebook: high leverage, speed to close, capital that is actually there, low documentation, in-house processing and a rate the deal earns. When a bank says no on a Durham file, this desk looks at the property. When the deal does not pencil, you hear it before the appraisal is ordered.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
DURHAM BORROWERS, IN THEIR WORDS
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I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS
© QUESTIONS DURHAM · NC
DURHAM 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 Durham and across Durham 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 Durham 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 Durham 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 Durham County. Owner-occupied has its own program. If the Durham asset produces or will produce value, there is usually a structure for it.
Property types -
It is, because speed and condition are exactly what conventional lenders punish. Loan Goat funds fix and flip loans on bungalows and mill houses in Durham and throughout Durham County, deferred maintenance included. Approval rests on the renovation plan and the after-repair value, and paying the loan off early carries no penalty, so a fast flip keeps its margin.
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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 -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers
© WHERE WE LEND DURHAM · NC
DURHAM, 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 DURHAM · NC
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