Broker, not a lenderHard Money Lenders inBuffalo, New York
Fix and flip, DSCR rental and new construction financing for Buffalo 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 a Buffalo deal right now
Prefilled with a realistic Buffalo deal. Change any number and it reprices instantly on the lanes licensed in New York, using the same engine behind our term sheets.
Financing a deal in Buffalo
Buffalo is a two-family town. Walk the West Side, Black Rock or South Buffalo and most of the houses are "Buffalo doubles": a lower flat and an upper flat stacked on a narrow lot, built between about 1890 and 1930. That shapes every flip here, because your buyer is often an owner who lives downstairs and rents the upstairs. One more thing up front: in New York we only have a fix and flip program for investors with five or more completed flips, so this page is written for experienced operators.
Buffalo deals are decided by how fast the finished house goes, and right now it goes fast. Redfin has homes here selling in about two weeks with multiple offers, so a clean double priced right doesn’t sit. The catch is the spread between neighborhoods. Elmwood and North Buffalo carry prices the East Side can’t touch, and a double on Grant Street is valued on completely different logic than a single on Parkside. We look at which side of Main Street you’re on before we look at anything else, because Buffalo buyers do.
What a Buffalo deal looks like on paper
Buffalo example: $140,000 purchase, $60,000 rehab, $290,000 after repair value, 730 credit, 10 or more flips completed. The engine puts that borrower on the 5% Down, 5+ Flips program at 9.99%. Picture a 1910s Buffalo double in Black Rock: two stacked flats, new boiler and roof, two kitchens, and the lead work a rental registry inspection will ask about. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5%)You$7,000
- Origination (2%)Lender$3,860
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,289
- Prepaid interest (15 days)Lender$792
- Property insuranceInsurer$1,900
- AppraisalAppraiser$550
Interest while you rehab: $1,107 a month on the $133,000 funded at closing, $1,607 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $9,640 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 Buffalo
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| 5% Down, 5+ Flips1 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Buffalo comps say
Redfin puts the Buffalo median sale price at $230K for the three months ending August 2026, up 2.8% on a year earlier, with homes selling in about 15 days. Zillow’s home value index for the city is $248,828 (updated 8/31/2026), and its average rent is $1,425. Inside the city the spread is wide: Zillow has Schiller Park at $130,909 and Emerson at $82,902.
| Median sale price, Buffalo (Redfin, 3 months to Aug 2026) | $230,000 |
| Days on market, Buffalo (Redfin) | 15 |
| Zillow home value index, Buffalo (Aug 2026) | $248,828 |
| Average rent, Buffalo (Zillow, Aug 2026) | $1,425 |
| Zillow home value index, Schiller Park | $130,909 |
Sources: Redfin, Buffalo housing market · Zillow, Buffalo home values · City of Buffalo, Proactive Rental Inspections · Erie County, NYS Lead Rental Registry and Proactive Rental Inspections
How a Buffalo file actually gets priced
Appraisers here value a double on rent as well as sales, so a Buffalo ARV holds best when the comps are other doubles on the same grid of streets, sold in the last few months. A renovated single-family comp doesn’t carry a two-flat. We also check the rental registry status on anything that has been rented, since the city runs proactive lead and safety inspections on registered rentals and an open violation follows the property to the new owner. Expect the appraisal to be skeptical of a finish level the block has never seen.
The Buffalo scope usually hides in three places. The roof and gutters carry a heavy snow load every winter, and ice damming shows up as stained plaster on the upper flat. The mechanicals are old: steam or gravity hot water boilers, knob and tube wiring behind the lath, galvanized supply lines. And almost everything here predates 1978, so lead paint is assumed until tested. If the property will be rented, the city and Erie County both run lead inspections on units in the rental registry, so budget the abatement rather than hoping it gets missed.
Who buys your finished Buffalo deal
The best Buffalo exit for a two-family is a buyer who wants to live in one flat and rent the other. That buyer uses owner-occupied financing and counts the upstairs rent, which widens the pool well beyond pure investors. A renovated single in North Buffalo or University Heights sells to a first-time buyer tied to the medical campus or the universities. If the retail number is thin, the double is also a natural hold: refinance into a DSCR loan (rental loan qualified on the rent, not your tax returns) and keep both units.
Your whole loan, in one portal
Apply once and the whole Buffalo 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 Buffalo
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Buffalo.
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 Buffalo
We broker deals across the whole Buffalo 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 New York, 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
2 to 3 weeks typical with attorney closings. We stay on the attorneys, title and the lender through funding.
Buffalo hard money FAQ
Do you lend hard money in Buffalo?
Which fix and flip programs apply in Buffalo?
How fast can a Buffalo hard money loan close?
How much do I need to bring to close on a Buffalo flip?
Do you fund the rehab budget in Buffalo?
What credit score do I need for a Buffalo fix and flip loan?
Can I refinance a Buffalo flip into a rental loan?
Can I get a hard money loan on a Buffalo double?
Does the Buffalo rental registry matter if I am flipping, not renting?
Before you sign anything
Ready to fund your Buffalo deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.