© WHERE WE LEND VIRGINIA BEACH · VA
HARD MONEY LENDER VIRGINIA BEACH
Bridge, fix and flip, construction and rental money for Virginia Beach and the rest of the City of Virginia Beach.
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
Virginia Beach runs from the Oceanfront resort strip down through Sandbridge and inland past Kempsville and Princess Anne, the largest city in the commonwealth by a wide margin. Town Center at Pembroke gave it a high-rise core, and Naval Air Station Oceana keeps a permanent tenant base in place. Tourism and military demand rarely move together, which is the point.
From the City of Virginia Beach out to Norfolk, Chesapeake and Hampton, Virginia Beach investors get the full program stack: bridge, fix and flip, construction, rental property, commercial, second mortgages and blanket loans on a portfolio.
A Virginia Beach investor gets a direct line to the lender. No intake team, no file handed down a chain, no bank underwriter three weeks out. Written terms come first, then title and escrow, then the wire, usually inside five to seven days.
© THE COST VIRGINIA BEACH · VA
WHAT DO VIRGINIA BEACH HARD MONEY LOANS COST
What a Virginia Beach 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 Virginia Beach 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 Virginia Beach 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 VIRGINIA BEACH · VA
WHY LOAN GOAT IN VIRGINIA BEACH
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move a Virginia Beach 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.
Mid-century brick ranches across Bayside, Aragona, and Kempsville make up the older inventory, joined by two-story colonials from the 1980s boom, Oceanfront condo towers, and pile-raised beach houses at Sandbridge. Every one of those property types is on the eligible list.
Short-term rental at Sandbridge and the Oceanfront attracts the most outside capital, while military buy-and-hold near Oceana and Little Creek is the steadier line. Ranch flips and small multifamily both move. 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
VIRGINIA BEACH DEALS, FUNDED FROM SAN DIEGO.
the City of Virginia Beach 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 VIRGINIA BEACH · VA
MOST COMMON VIRGINIA BEACH LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Virginia Beach replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in the City of Virginia Beach funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Virginia Beach property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Virginia Beach investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Virginia Beach 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 Virginia Beach file here.
- NON-WARRANTABLE CONDOS Condos in Virginia Beach that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Virginia Beach investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Virginia Beach, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Virginia Beach offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN VIRGINIA BEACH
- 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 VIRGINIA BEACH · VA
PROPERTY TYPES WE FINANCE IN VIRGINIA BEACH
- SELF-STORAGE Self-storage acquisition and expansion in the City of Virginia Beach on bridge and commercial programs.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Virginia Beach market.
- ASSISTED LIVING Assisted living and residential care facilities in Virginia Beach, purchase or refinance.
- AGRICULTURAL Working farmland in the City of Virginia Beach financed where a bank will not.
- CANNABIS the City of Virginia Beach cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Virginia Beach market.
© THE APPROACH VIRGINIA BEACH · VA
HOW WE LEND IN VIRGINIA BEACH
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 Virginia Beach 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
VIRGINIA BEACH BORROWERS, IN THEIR WORDS
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Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
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 -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
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
© QUESTIONS VIRGINIA BEACH · VA
VIRGINIA BEACH 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 Virginia Beach and across the City of Virginia Beach 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 Virginia Beach 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 Virginia Beach 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 the City of Virginia Beach. Owner-occupied has its own program. If the Virginia Beach asset produces or will produce value, there is usually a structure for it.
Property types -
The standard timeline is five to seven days, and a clean bridge file has funded in three. Virginia Beach is one of Virginia's independent cities rather than part of a surrounding county, and Loan Goat funds business purpose deals across all of it, from Sandbridge to Kempsville. Direct lender, in-house capital, one decision maker, no committee.
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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 VIRGINIA BEACH · VA
VIRGINIA BEACH, 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 VIRGINIA BEACH · VA
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(619) 617-2797
