© WHERE WE LEND PHILADELPHIA · PA
HARD MONEY LENDER PHILADELPHIA
Bridge, fix and flip, construction and rental money for Philadelphia and the rest of Philadelphia 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
Philadelphia is a rowhome market, block by block, and the block is the unit of analysis. Money has moved north and east out of Center City through Northern Liberties, Fishtown and Port Richmond, south through Point Breeze and Passyunk, and west into University City and Brewerytown. Germantown and the Northeast carry the volume side of Philadelphia County.
Investment property in Philadelphia qualifies under every program listed here, and so does property in Wilmington, Reading and Allentown. Philadelphia County is one line on a term sheet, not a separate approval process.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Philadelphia 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 PHILADELPHIA · PA
WHAT DO PHILADELPHIA HARD MONEY LOANS COST
There is no Philadelphia 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 Philadelphia 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 are the published ranges, not a teaser. Where a Philadelphia 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 PHILADELPHIA · PA
WHY LOAN GOAT IN PHILADELPHIA
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move a Philadelphia file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes days rather than weeks and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
Two- and three-story brick rowhomes dominate, including narrow trinities in the oldest districts, with stone and brick twins through Germantown and the Northeast, and converted industrial buildings scattered across the river wards. All of it is financeable, purchase, refinance or cash-out.
Rowhome rehab and resale is the classic Philadelphia play, and the same asset works as a rental hold once it stabilizes. Multi-unit conversions raise the yield, and student demand around Penn, Drexel and Temple supports by-the-bed operations. 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
PHILADELPHIA DEALS, FUNDED FROM SAN DIEGO.
Philadelphia 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 PHILADELPHIA · PA
MOST COMMON PHILADELPHIA LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Philadelphia replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Philadelphia County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Philadelphia property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Philadelphia investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Philadelphia 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 Philadelphia file here.
- NON-WARRANTABLE CONDOS Condos in Philadelphia that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Philadelphia investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Philadelphia, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Philadelphia offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN PHILADELPHIA
- 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 PHILADELPHIA · PA
PROPERTY TYPES WE FINANCE IN PHILADELPHIA
- MULTI-FAMILY Duplexes through apartment buildings across Philadelphia on bridge, DSCR and commercial programs.
- MIXED-USE Philadelphia mixed-use where a bank balks at the commercial half of the rent roll.
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Philadelphia County on bridge terms.
- HOSPITALITY: HOTEL & MOTEL Philadelphia hospitality assets financed through the renovation and back out again.
- SELF-STORAGE Self-storage acquisition and expansion in Philadelphia County on bridge and commercial programs.
- LAND Philadelphia County land held for development, financed on value and plan.
© THE APPROACH PHILADELPHIA · PA
HOW WE LEND IN PHILADELPHIA
Read the table as a promise rather than a pitch. On a Philadelphia deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
PHILADELPHIA BORROWERS, IN THEIR WORDS
-
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 PHILADELPHIA · PA
PHILADELPHIA HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in Philadelphia and across Philadelphia 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 Philadelphia 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 Philadelphia 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 Philadelphia County. Owner-occupied has its own program. If the Philadelphia asset produces or will produce value, there is usually a structure for it.
Property types -
We fund them on the property, not on you. Loan Goat writes fix and flip and bridge loans on Philadelphia rowhomes with minimal documentation, up to 75% LTV on bridge, and no prepayment penalty when the rehab finishes ahead of schedule. Files across Philadelphia County close in five to seven days, and a clean bridge file can move in three.
-
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 PHILADELPHIA · PA
PHILADELPHIA, 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 PHILADELPHIA · PA
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
