Broker, not a lenderHard Money Lenders inAurora, Illinois
Fix and flip, DSCR rental and new construction financing for Aurora 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 Aurora deal right now
Prefilled with a realistic Aurora deal. Change any number and it reprices instantly on the lanes licensed in Illinois, using the same engine behind our term sheets.
Financing a deal in Aurora
Aurora is the second biggest city in Illinois, and it behaves like three towns stitched together. The old river city along the Fox has 1890s to 1950s frame and brick houses on both banks, the far east side is 1980s and 90s subdivisions spilling into DuPage County, and the southern edge keeps adding new builds toward Oswego. Most flips happen in the older core, where a dated ranch or a tired frame house can still be bought under what the finished version sells for. The Metra line to Union Station starts downtown, so a lot of buyers here commute into the Loop.
Aurora sits in four counties: Kane, DuPage, Will and Kendall. That sounds like trivia until you see the tax bills, because the county and the school district both change as you cross town. East Aurora District 131, West Aurora District 129, Indian Prairie 204 and Oswego 308 all serve parts of the city, and buyers shop by district before they shop by house. Two houses of the same size a few miles apart can carry very different annual taxes and very different resale prices. Pull the PIN, the county and the school district on day one, before you write the scope.
What an Aurora deal looks like on paper
Aurora example: $215,000 purchase, $65,000 rehab, $395,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s brick ranch on the east side of the Fox River: tear-off roof, new furnace and AC, a kitchen, both baths, a panel upgrade and a sump pit dug into the basement. 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$32,250
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,478
- Title and closing (estimate at Texas rates)Title$3,560
- Prepaid interest (15 days)Lender$966
- Property insuranceInsurer$2,660
- AppraisalAppraiser$550
Interest while you rehab: $1,445 a month on the $182,750 funded at closing, $1,959 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $11,756 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 Aurora
| 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 Aurora prices sit right now
Before we price an Aurora 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 Aurora median sale price at $357,000 for the three months ending September 2026, up 6.0% on a year earlier, with homes selling in around 54 days.
| Median sale price, Aurora (Redfin, 3 months to Sep 2026) | $357,000 |
| Change from a year earlier (Redfin) | +6.0% |
| Days on market, Aurora (Redfin) | 54 |
Sources: Redfin, Aurora housing market
How an Aurora file actually gets priced
Appraisers here lean on the school district and the side of the river first, then the house. We pull closed sales from the same district and the same side of the Fox, ideally inside the last 90 days, and we don’t let a Fox Valley subdivision comp carry a 1920s house near downtown. Taxes go in the cash to close as a proration, since Illinois bills a year in arrears and the seller credits the buyer at the table. On the east side, where the stock is older, we want the basement, the sewer line and the electrical looked at before the scope is final.
The Fox River and Indian Creek are the two water lines to check, and older east side basements take on water in a hard spring even away from the floodplain. Much of the core housing predates 1978, so expect lead paint on trim and windows. Aurora has several local historic districts, Riddle Highlands and the Near Eastside among them, which means exterior changes can need review by the city’s preservation commission before a permit issues. Radon runs high across northern Illinois, so test early and budget a fan. Closings in the Chicago suburbs usually have a real estate attorney on each side, so plan for your own attorney fee.
Who buys your finished Aurora deal
The finished Aurora house sells to a first-time buyer or a young family, often someone priced out of Naperville or the near western suburbs who still wants the Metra ride. On the east side that buyer is frequently using FHA, so the appraisal and the repair list matter. Finish to the school district and the block, not to the suburb next door. If the sale comes in soft, the older two-story houses near downtown rent well, which keeps a DSCR refinance on the table.
Your whole loan, in one portal
Apply once and the whole Aurora 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 Aurora
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Aurora.
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 Aurora
We broker deals across the whole Aurora 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 Illinois, 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.
Aurora hard money FAQ
Do you lend hard money in Aurora?
Which fix and flip programs apply in Aurora?
How fast can an Aurora hard money loan close?
How much do I need to bring to close on an Aurora flip?
Do you fund the rehab budget in Aurora?
What credit score do I need for an Aurora fix and flip loan?
Can I refinance an Aurora flip into a rental loan?
Can I finance a first flip in Aurora?
Does it matter which Aurora school district a flip is in?
Before you sign anything
Ready to fund your Aurora deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.