Hard Money Lenders in Boston, MA | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inBoston, Massachusetts

Fix and flip, DSCR rental and new construction financing for Boston 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.

Get a term sheet →Price a Boston deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Boston deal right now

Prefilled with a realistic Boston deal. Change any number and it reprices on the programs that lend in Massachusetts, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Boston

Boston is an expensive place to flip, and that cuts both ways. Entry prices here would buy three houses in most of the country, so every month of carry costs real money, but the finished house sells into a deep pool of buyers. The single family flips we see sit on the southern edge of the city, in Hyde Park, Roslindale, Mattapan and West Roxbury, where the stock is 1900s to 1950s colonials and capes on small lots. Closer in, Dorchester and East Boston are mostly two and three family houses, and those deals are as often a hold as a sale.

What decides a Boston deal is the scope you are allowed to do, not the scope you want to do. A huge share of lots in the neighborhoods are nonconforming under the zoning code, so a dormer, a rear addition, a finished basement with a new egress or converting a two family to a single can mean a trip to the Zoning Board of Appeal, and that hearing calendar runs on months. Cosmetic and systems work goes through Inspectional Services on a short form permit and moves. If your profit needs added square footage, we price the file as if the relief takes a long time, because it usually does.

What a Boston deal looks like on paper

Boston example: $470,000 purchase, $95,000 rehab, $800,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1920s colonial in Hyde Park with the original kitchen, knob and tube in the attic and a tired porch, bought from an estate. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$494,500
Cash to close$92,162
Proof of funds to show$139,376
Where the $92,162 goes
  • Down payment (15% of the purchase)You$70,500
  • Origination (0.5%)Lender$2,473
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$4,945
  • Title and closing (estimate at Texas rates)Title$4,779
  • Prepaid interest (15 days)Lender$1,558
  • Property insuranceInsurer$5,368
  • AppraisalAppraiser$550

Interest while you rehab: $3,159 a month on the $399,500 funded at closing, $3,911 once every draw is out. Proof of funds is cash to close plus $23,750 of rehab reserve and $23,464 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Boston

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Boston prices sit right now

Before we price a Boston 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 Boston median sale price at $859,000 over the three months through August 2026, up 3.4% from a year earlier, with homes selling in about 26 days. Zillow’s typical home value for the city is $774,723 as of August 31, 2026, down 1.4% over the year. Redfin’s climate data, from First Street, rates Boston’s flood risk as severe: 14,691 properties, about 21% of the city, are likely to be severely affected over the next 30 years.

Median sale price, Boston (Redfin, 3 months to Aug 2026)$859,000
Days on market, Boston (Redfin)26
Homes sold in August 2026 (Redfin)1,613
Zillow home value index, Boston (Aug 2026)$774,723
Share of properties at severe 30-year flood risk (First Street via Redfin)21%

Sources: Redfin, Boston housing market, Zillow, Boston home values, Analyze Boston, Coastal Flood Resilience Overlay District, Mass.gov, smoke and CO requirements when selling a home

How a Boston file actually gets priced

Boston appraisals are comp dense, which helps. There are enough sales that an appraiser can stay inside the same neighborhood and the same style, so a Hyde Park colonial gets compared to Hyde Park colonials, not to a Roslindale Victorian or a West Roxbury split. Where files go wrong is the unit count: a two family priced like a condo conversion, or a single priced off the renovated condos two streets over. We set the value on the property as it will legally exist when you sell, with the permits you can actually pull, and we want the recent closed sales for that exact configuration.

Flood is a bigger Boston issue than out of town buyers expect. First Street data on Redfin puts about a fifth of the city’s properties at risk of severe flooding over the next 30 years, concentrated in East Boston, South Boston, Charlestown and the Dorchester waterfront, and the city’s Coastal Flood Resilience Overlay District adds review for work inside the mapped area. Then the paperwork: a rental needs to be registered with the city, a house built before 1978 with a child under six in it falls under the state lead law, and no Massachusetts sale closes without the fire department’s smoke and carbon monoxide certificate.

Who buys your finished Boston deal

A finished single family on the south side of the city sells to an owner occupant, usually a dual income household priced out of the inner neighborhoods and using a conventional or jumbo loan. That buyer is picky about condition and quick when a house is right. Two and three family houses in Dorchester and Mattapan sell to house hackers and small landlords, who pay for rent rolls and new systems more than for finishes, and a DSCR refinance is a real exit on those when the rents cover the note.

What happens after you apply

Apply once and the whole Boston 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.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Boston

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Massachusetts →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Massachusetts →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Massachusetts →

Where we lend in Boston

We broker deals across the whole Boston market. The submarkets investors ask us about most are Hyde Park (02136), Roslindale (02131), Mattapan (02126), Dorchester, Codman Square and Ashmont (02124), Dorchester, Grove Hall and Uphams Corner (02121 / 02125), East Boston (02128) and West Roxbury (02132).

How long does a Boston loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Massachusetts, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Boston hard money FAQ

Do you lend hard money in Boston?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Boston scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Massachusetts, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Boston?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Boston hard money loan close?
Most Boston fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Boston flip?
The worked example on this page is a $470,000 Boston purchase with a $95,000 rehab and a $800,000 after repair value at 700 credit, first flip: $70,500 down (15% of the purchase) and $92,162 total cash to close, with $139,376 of proof of funds to show the lender. The lowest down payment for a first flip in Boston is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Boston?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Boston fix and flip loan?
The lowest credit floor among the Boston programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Boston flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Boston flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Can a first time flipper get a hard money loan in Boston?
Yes, with the right profile. In Massachusetts a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). The calculator on this page prices the 15 percent down program, which carries the lowest rate at 700 or better. Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. At Boston prices 15 percent down is a meaningful check, so we run the numbers with you before you make an offer, not after.
Do I need Zoning Board of Appeal relief to renovate a Boston house?
Only if you are changing what the building is. Kitchens, baths, systems, windows and roofs are permit work through Inspectional Services. Adding floor area, raising a roof, adding a unit or taking one away on a nonconforming lot is where the ZBA comes in, and that is a hearing with abutters and a calendar you do not control. If the plan needs relief, we want to see it in the scope so the loan term and the carry are sized for it.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Boston: Worcester, Manchester, Providence and Nashua. More Massachusetts city guides: Cambridge, Lowell and Springfield. Or see everything we fund in Massachusetts.

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