Broker, not a lenderHard Money Lenders inAllentown, Pennsylvania
Fix and flip, DSCR rental and new construction financing for Allentown investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price an Allentown deal right now
Prefilled with a realistic Allentown deal. Change any number and it reprices instantly on the lanes licensed in Pennsylvania, using the same engine behind our term sheets.
Financing a deal in Allentown
Allentown is the biggest city in the Lehigh Valley, and one of the most competitive markets in Pennsylvania right now. Redfin has homes drawing several offers and selling in under two weeks. The city is mostly brick: rowhouses and twins from 1890 to 1930 in Center City and Old Allentown, and 1920s to 1950s singles and twins on the West End, the East Side and the South Side. In Pennsylvania a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 12.00% with 3+ flips or from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.
Allentown sells fast, so the hard part is buying. Plenty of the stock has been a rental for decades, and the best deals come from landlords selling out, estates and houses that failed an inspection. On the other end, buyers are coming from the whole Valley, and some from New Jersey and New York, looking for a lower price. The flip that works buys a tired twin with a clean shell and sells it finished to a first-time buyer. The one that doesn’t pays a bidding-war price for a house that needs everything.
What an Allentown deal looks like on paper
Allentown example: $165,000 purchase, $60,000 rehab, $310,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1920s brick twin on the East Side: kitchen and bath, a gas furnace to replace the old boiler, an electrical service upgrade, windows and a rental inspection that passes the first time. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$24,750
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,003
- Title and closing (estimate at Texas rates)Title$3,325
- Prepaid interest (15 days)Lender$781
- Property insuranceInsurer$2,138
- AppraisalAppraiser$550
Interest while you rehab: $1,109 a month on the $140,250 funded at closing, $1,584 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $9,502 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.
What we can fund in Allentown
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 70% of ARV | 12 months | 5-14 days |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips5 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
- Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
- Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
- Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.
Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
Where Allentown prices sit right now
Before we price an Allentown flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.
Redfin puts the Allentown median sale price at $278K for the three months ending September 2026, up 7.1% on a year earlier. Homes sell in about 11 days and draw around 6 offers.
| Median sale price, Allentown (Redfin, 3 months to Sep 2026) | $278,000 |
| Change on a year earlier (Redfin) | Up 7.1% |
| Days on market, Allentown (Redfin) | 11 |
| Average offers per home (Redfin) | 6 |
Sources: Redfin, Allentown housing market · City of Allentown, Rental Unit Registration and Inspection Program
How an Allentown file actually gets priced
Allentown values split sharply by section. The West End near Muhlenberg College and the parks sells at a level Center City rows don’t reach, and a twin is valued against twins, not singles. We build the ARV from renovated sales in the same section and house type, sold in the last few months, and treat an over-list sale as support, not a new baseline. If the house was a rental, we want its city rental license history, since open deficiencies follow the property.
Allentown licenses every rental unit: the owner registers it, the city inspects it, and the license renews every year. A newly bought rental has to be licensed soon after the title transfer, so if you’re buying an occupied house, know its status before you close. On the building, expect pre-1978 lead paint, old boilers and knob and tube wiring, slate roofs and box gutters on the older rows, and stone basement walls that seep. Pennsylvania transfer tax is split between state and local rates, so put it in your closing costs from the start.
Who buys your finished Allentown deal
The finished Allentown house sells to a first-time buyer, often with FHA or a Pennsylvania Housing Finance Agency loan, who works for the hospitals, the warehouses along Route 22 and I-78, or commutes toward New Jersey. Those loans check condition, so the finish needs to pass inspection as much as it needs to look good. A twin or small multifamily can also be held: licensed and leased, it can be refinanced into a DSCR loan (a rental loan qualified on the rent, not your income).
Your whole loan, in one portal
Apply once and the whole Allentown loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.
What we fund in Allentown
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Allentown.
DSCR Rental
Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Allentown
We broker deals across the whole Allentown market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Pennsylvania, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
5-14 days to fund. We stay on title and the lender through funding.
Allentown hard money FAQ
Do you lend hard money in Allentown?
Which fix and flip programs apply in Allentown?
How fast can an Allentown hard money loan close?
How much do I need to bring to close on an Allentown flip?
Do you fund the rehab budget in Allentown?
What credit score do I need for an Allentown fix and flip loan?
Can I refinance an Allentown flip into a rental loan?
Does an Allentown flip need a rental license?
Can I get a hard money loan for my first flip in Allentown?
Before you sign anything
Ready to fund your Allentown deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.