Broker, not a lenderHard Money Lenders inCambridge, Massachusetts
Fix and flip, DSCR rental and new construction financing for Cambridge 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 Cambridge deal right now
Prefilled with a realistic Cambridge deal. Change any number and it reprices instantly on the lanes licensed in Massachusetts, using the same engine behind our term sheets.
Financing a deal in Cambridge
Cambridge is home to Harvard, MIT and the Kendall Square life science cluster, and its housing prices reflect it. The city is almost entirely built out with older wood frame homes: workers’ cottages and two families in East Cambridge and The Port, Victorians and two and three family houses in Cambridgeport and Mid-Cambridge, and larger singles toward West Cambridge and Huron Village. Very little sells as a true single family fixer, and when one does, the competition is intense.
A Cambridge flip is a high dollar, high precision project. Purchase prices run into seven figures, the renovated product is compared against the best finishes in the Boston area, and buyers pay for quality, not just square footage. Many deals here are two or three family houses renovated and sold as condos, or full gut rehabs of a single, and both lean on city permits, historical review and a contractor who has worked in Cambridge before. Time is the expensive part: every month of carry on a loan this size is real money.
What a Cambridge deal looks like on paper
Cambridge example: $950,000 purchase, $180,000 rehab, $1,550,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1900s North Cambridge single with vinyl over clapboard, a steam system, a galvanized water line, and a kitchen and two baths to rebuild. 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$142,500
- Origination (0.5%)Lender$4,938
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$7,438
- Title and closing (estimate at Texas rates)Title$7,214
- Prepaid interest (15 days)Lender$3,851
- Property insuranceInsurer$10,735
- AppraisalAppraiser$550
Interest while you rehab: $6,386 a month on the $807,500 funded at closing, $7,809 once every draw is out. Proof of funds is cash to close plus $36,000 of rehab reserve and $46,857 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 Cambridge
| 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 Cambridge prices sit right now
Before we price a Cambridge 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 Cambridge median sale price at $1.3 million over the three months through September 2026, up 9.1% from a year earlier, with homes selling in about 28 days, around four offers per home and 203 sales in September.
| Median sale price, Cambridge (Redfin, 3 months to Sep 2026) | $1,300,000 |
| Days on market, Cambridge (Redfin) | 28 |
| Average offers per home (Redfin) | 4 |
| Homes sold in September 2026 (Redfin) | 203 |
| Share of properties at severe 30-year flood risk (First Street via Redfin) | 33% |
Sources: Redfin, Cambridge MA housing market
How a Cambridge file actually gets priced
Cambridge values are set block by block and by product type. A renovated condo in a converted two family, a full single and an unrenovated house are three separate markets, and Mid-Cambridge does not comp North Cambridge. We build the value from recent closed sales of the same product in the same neighborhood, and we expect the appraiser to look hard at price per square foot, since a small change in it moves the number by tens of thousands. Loan size matters here too, so we confirm the program’s limits before you offer.
Flood exposure is higher than people expect: Redfin’s First Street data puts about 33% of Cambridge properties at severe 30 year flood risk, from the Charles River edge, Alewife Brook and low ground in East Cambridge and North Cambridge. Check the parcel and the insurance quote early. Older buildings can trigger Cambridge Historical Commission demolition review, parts of the city sit in conservation districts, and Massachusetts’ lead law requires deleading when a child under six lives in a rental, so plan for lead work on any home you might rent.
Who buys your finished Cambridge deal
The finished Cambridge home sells to university faculty and staff, biotech and tech employees, and buyers relocating from New York and beyond who want to live near the Red Line and the campuses. They expect a top tier finish, modern systems and good light. Condo conversions sell unit by unit to the same pool. A rental exit is possible, but at these prices a DSCR refinance rarely cash flows, so most Cambridge projects are built to sell.
Your whole loan, in one portal
Apply once and the whole Cambridge 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 Cambridge
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Cambridge.
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 Cambridge
We broker deals across the whole Cambridge 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 Massachusetts, 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.
Cambridge hard money FAQ
Do you lend hard money in Cambridge?
Which fix and flip programs apply in Cambridge?
How fast can a Cambridge hard money loan close?
How much do I need to bring to close on a Cambridge flip?
Do you fund the rehab budget in Cambridge?
What credit score do I need for a Cambridge fix and flip loan?
Can I refinance a Cambridge flip into a rental loan?
Can a first time investor finance a Cambridge flip?
How competitive is the Cambridge market right now?
Before you sign anything
Ready to fund your Cambridge deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.