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 | Max LTV | Term | Extensions |
|---|---|---|---|---|
| Fix-and-flip | Up to 100% | Up to 70% of ARV | 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 and ARV — the two numbers that decide your loan.
Loan-to-cost (LTC): The loan as a percentage of total project cost (purchase + rehab). On a fix-and-flip that pencils, our partners can fund up to 100% of the all-in number — but that is not 100% financing: closing costs and cash reserves stay with you.
Loan-to-value (ARV): On a fix-and-flip, loan-to-value runs against the after-repair value — the comp-supported value once the rehab is complete, not what the property is worth today. This is the ratio that decides the deal: total loan ÷ ARV must come in under 70% for most of our partners to fund it.
"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.
- —100% loan-to-cost is not 100% financing. Even when a partner funds the full purchase and rehab, closing costs and cash reserves remain the borrower's responsibility.
- —The ARV basis applies to rehab products (fix-and-flip, construction). Bridge and DSCR loan-to-value runs against the property's current or income-qualified value — long-term holds have no after-repair number.
- —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. Quote turn-around is fast when the numbers are tight, and you'll pick a time for the consult right after.