Rates
What our lending partners actually charge.
Most hard money intermediaries hide partner pricing behind a contact form. We publish the ranges our network typically quotes so you can decide in five minutes whether it's worth a phone call. Final terms on your deal are set by the lending partner we match you with — based on the property, LTV, your experience, and the exit strategy. The ranges below reflect what we observe across our partners in 2026.
Observed ranges across our lender network
What our lending partners typically quote. Five common deal types.
| Product | LTC cap | LTV (ASIS) | Term | Extensions |
|---|---|---|---|---|
| Fix-and-flip | Up to 70% | Up to 100% | 6 months | +3mo, 1pt each (max 12mo total) |
| Ground-up construction | Up to 70% | — | Project-driven | Case-by-case |
| Bridge loans | — | Case-by-case | 3–12 months | Case-by-case |
| DSCR purchase | — | Property-qualified | Long-term hold | — |
| DSCR cash-out refi | — | Equity-driven | Long-term hold | — |
Dutch interest — disclosed up front
Most of our hard money lending partners charge Dutch interest — interest accrues on the entire loan amount including escrowed rehab funds. That structure keeps draw funds available across the project — but it means effective annual cost runs higher than the headline rate the longer you hold the loan. Model your true cost of capital before signing.
These ranges are observational, not offers
Capstone Connectors is a deal connector, not a lender. Final loan approval, rates, and terms are determined solely by the lending partner you are matched with. See our full disclaimer for details.
How to read these numbers
LTC vs LTV vs ARV — the three ratios that decide your loan.
Loan-to-cost (LTC): The loan as a percentage of total project cost (purchase + rehab). 70% LTC means a lender will go up to 70% of the all-in number; you bring the other 30% in equity, plus closing costs.
Loan-to-value, as-is (ASIS LTV): The loan as a percentage of the property's current value (NOT after-repair). On a clean fix-and-flip with strong margin, ASIS LTV can run up to 100% — meaning the property's current value alone covers the loan.
After-repair value (ARV): Comp-supported value once rehab is complete. This is what the underwriting math runs against — total cost ÷ ARV must come in under 70% for most lenders to fund the deal.
"If your ARV is aspirational, the deal won't pencil."
"Hidden pricing in this industry is a tell."
Why we publish
The numbers stay where you can see them.
Two reasons. One: it respects your time. If the math doesn't work for your deal, knowing in five minutes from a public page beats finding out in five days after filling out forms with five different lenders.
Two: hidden pricing is a tell. Most intermediaries hide partner ranges so they can size you up before quoting. We'd rather start the conversation with the numbers on the table — and then match you to the partner whose box your deal actually fits.
Important caveats
What these ranges are and aren't.
- —Published ranges are observational across our lender network, not a commitment to lend. Final approval, rates, and terms are determined solely by the lending partner you are matched with.
- —Capstone Connectors LLC is not a lender, bank, or financial institution. We facilitate introductions between borrowers and independent lending partners.
- —Closing costs (title, recording, appraisal, attorney) are separate from the lender's interest and points.
- —Hard money is short-term, asset-based, business-purpose financing for real estate investors. Not for owner-occupied consumer transactions.
- —DSCR matches are routed to lending partners who specialize in rental-income underwriting. Rate and term depend on the property's income, the borrower's experience, and current market conditions.
Numbers fit your deal?
Send the address and the math, or pick up the phone. Quote turn-around is fast when the numbers are tight.