Broker, not a lenderHard Money Lenders inAnnapolis, Maryland
Fix and flip, DSCR rental and new construction financing for Annapolis 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 Annapolis deal right now
Prefilled with a realistic Annapolis deal. Change any number and it reprices instantly on the lanes licensed in Maryland, using the same engine behind our term sheets.
Financing a deal in Annapolis
Annapolis is Maryland’s capital and a small, water-bound city where location decides price. Downtown is colonial and federal era houses inside a strict historic district; around it, West Annapolis, Admiral Heights and Eastport are full of 1940s to 1960s capes, cottages and ramblers on small lots. Those older houses near the water and the Naval Academy are where most flips happen. In Maryland 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.
Annapolis buyers pay for walkability and water, and they pay a lot. Redfin has the city median up on a year ago, with homes taking about six weeks. A small cape in West Annapolis or Eastport, finished right, sells to a buyer who wants to walk downtown. The risk is overbuilding: a big addition on a small lot can price the house past what the street has sold for. We ask how close to the water and how close to downtown before anything else.
What an Annapolis deal looks like on paper
Annapolis example: $480,000 purchase, $110,000 rehab, $830,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s cape in West Annapolis: a new kitchen, a primary suite carved out of the second floor, two baths, HVAC, windows and a roof. 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$72,000
- Origination (0.5%)Lender$2,590
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$5,090
- Title and closing (estimate at Texas rates)Title$4,895
- Prepaid interest (15 days)Lender$2,020
- Property insuranceInsurer$5,605
- AppraisalAppraiser$550
Interest while you rehab: $3,227 a month on the $408,000 funded at closing, $4,097 once every draw is out. Proof of funds is cash to close plus $27,500 of rehab reserve and $24,579 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 Annapolis
| 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 Annapolis prices sit right now
Before we price an Annapolis 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 Annapolis median sale price at $637K for the three months ending September 2026, up 7.4% on a year earlier, with homes selling in about 41 days.
| Median sale price, Annapolis (Redfin, 3 months to Sep 2026) | $637,000 |
| Change on a year earlier (Redfin) | Up 7.4% |
| Days on market, Annapolis (Redfin) | 41 |
Sources: Redfin, Annapolis housing market · MAHDC, court sides with Annapolis HPC over vinyl windows (Capital Gazette) · Maryland Department of the Environment, Rental Property Owner Requirements
How an Annapolis file actually gets priced
We build the Annapolis ARV from renovated houses in the same neighborhood, sold in the last few months, and keep waterfront and water-view sales separate from inland ones. A downtown historic house isn’t a comp for a West Annapolis cape. Appraisers here adjust heavily for water access, parking and lot size, so an ARV that leans on one great sale won’t hold.
Two rules shape Annapolis rehabs. The Historic District needs a certificate of approval from the city before exterior work, and the commission looks closely at replacement windows. Near the water, the Chesapeake Bay Critical Area rules limit how much you can build and clear close to the shore, and low streets downtown and in Eastport flood at high tide. Check the flood zone and insurance cost before you bid, and Maryland’s lead law if the house will be rented.
Who buys your finished Annapolis deal
The Annapolis buyer is a Naval Academy or state government family, a commuter to DC or Baltimore, or someone moving here for the water. They expect a finished house and pay for it, but they also hire careful inspectors on old houses. If you hold, short-term rentals are tightly regulated here, so underwrite a long-term lease; a DSCR loan (a rental loan qualified on the rent) can take out the bridge.
Your whole loan, in one portal
Apply once and the whole Annapolis 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 Annapolis
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Annapolis.
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 Annapolis
We broker deals across the whole Annapolis 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 Maryland, 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.
Annapolis hard money FAQ
Do you lend hard money in Annapolis?
Which fix and flip programs apply in Annapolis?
How fast can an Annapolis hard money loan close?
How much do I need to bring to close on an Annapolis flip?
Do you fund the rehab budget in Annapolis?
What credit score do I need for an Annapolis fix and flip loan?
Can I refinance an Annapolis flip into a rental loan?
Do I need approval to renovate an Annapolis historic house?
Does flood risk affect a hard money loan in Annapolis?
Before you sign anything
Ready to fund your Annapolis deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.