© WHERE WE LEND ERIE · PA
HARD MONEY LENDER ERIE
Bridge, fix and flip, construction and rental money for Erie and the rest of Erie County.
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
Erie is Pennsylvania's Great Lakes city, built along a working harbor with Presque Isle curving out into the water. It behaves like a cash-flow market rather than an appreciation market, and investors treat it accordingly. Activity spreads through the west side and Glenwood, out into Millcreek, and along the bayfront where Erie County reinvestment has concentrated.
Investment property in Erie qualifies under every program listed here, and so does property in Pittsburgh, Buffalo and Cleveland. Erie County is one line on a term sheet, not a separate approval process.
Nothing about an Erie 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 ERIE · PA
WHAT DO ERIE HARD MONEY LOANS COST
What an Erie 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: an Erie 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 an Erie 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 ERIE · PA
WHY LOAN GOAT IN ERIE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Working with a direct lender on an Erie deal removes the layers. There is no broker marking up the file, no correspondent shopping it and no investor behind the investor. One lender, its own capital, one set of terms.
Frame houses from the early 1900s, a great many configured as doubles, make up most of the city stock, with brick singles on the west side and post-war ranch filling the surrounding townships. Every one of those property types is on the eligible list.
Buy-and-hold for yield is why investors come here, and doubles and small multifamily do the heavy lifting. Modest-budget flips work when the rehab scope stays honest, and Presque Isle traffic supports a seasonal short-term rental niche. 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
ERIE DEALS, FUNDED FROM SAN DIEGO.
Erie 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 ERIE · PA
MOST COMMON ERIE LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Erie replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Erie County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on an Erie property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Erie investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Erie 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 Erie file here.
- NON-WARRANTABLE CONDOS Condos in Erie that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Erie investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Erie, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for an Erie offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN ERIE
- 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 ERIE · PA
PROPERTY TYPES WE FINANCE IN ERIE
- MULTI-FAMILY Duplexes through apartment buildings across Erie on bridge, DSCR and commercial programs.
- MIXED-USE Erie mixed-use where a bank balks at the commercial half of the rent roll.
- RETAIL Erie retail purchase, refinance and cash-out on the bridge program.
- OFFICE Medical and small office buildings in Erie, including cash-out to fund a renovation.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Erie market.
- ASSISTED LIVING Assisted living and residential care facilities in Erie, purchase or refinance.
© THE APPROACH ERIE · PA
HOW WE LEND IN ERIE
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why an Erie 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
ERIE 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 ERIE · PA
ERIE 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 Erie and across Erie 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 Erie 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 an Erie 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 Erie County. Owner-occupied has its own program. If the Erie asset produces or will produce value, there is usually a structure for it.
Property types -
It is when speed wins the deal. Loan Goat funds small balance bridge and rehab loans in Erie and the surrounding Erie County townships, closing in five to seven days so you can buy like a cash buyer, then refinance into long-term money afterward. No prepayment penalty means a quick exit costs you nothing extra on the way out.
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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 -
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 ERIE · PA
ERIE, 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 ERIE · PA
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(619) 617-2797
