Broker, not a lenderHard Money Lenders inConcord, New Hampshire
Fix and flip, DSCR rental and new construction financing for Concord 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 Concord deal right now
Prefilled with a realistic Concord deal. Change any number and it reprices instantly on the lanes licensed in New Hampshire, using the same engine behind our term sheets.
Financing a deal in Concord
Concord is New Hampshire’s capital, a small city whose paycheck comes from state government, Concord Hospital and the businesses that serve them. That steady base keeps the market even. The South End and North End, walking distance to Main Street and the State House, are Victorians, foursquares and early 1900s colonials, while the Heights east of the river is mostly 1950s to 1970s capes and ranches. West Concord and Penacook are old mill villages with modest singles and small multifamily.
Concord is a steady market rather than a frantic one. Prices moved only slightly over the past year and homes take about a month to sell, so a Concord flip earns its margin on the buy and the scope, not on appreciation. The older in town homes carry the bigger budgets: boilers, knob and tube, slate roofs, lead paint on trim and windows. The Heights ranches are simpler cosmetic jobs. Price the heat conversion early, because a buyer here will ask about the oil bill.
What a Concord deal looks like on paper
Concord example: $300,000 purchase, $65,000 rehab, $500,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1900s South End colonial a few blocks from the State House, with an old oil boiler, painted over woodwork and a kitchen from the 1970s. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (10% of purchase plus rehab)You$36,500
- Origination (2.13%)Lender$6,981
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$3,285
- Title and closing (estimate at Texas rates)Title$3,959
- Prepaid interest (15 days)Lender$1,349
- Property insuranceInsurer$3,468
- AppraisalAppraiser$550
Interest while you rehab: $2,194 a month on the $263,500 funded at closing, $2,735 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $16,409 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 Concord
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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 Concord prices sit right now
Before we price a Concord 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 Concord median sale price at $445,000 over the three months through September 2026, up 1.1% from a year earlier, with homes selling in about 34 days, about two offers per home and 135 sales in September.
| Median sale price, Concord (Redfin, 3 months to Sep 2026) | $445,000 |
| Days on market, Concord (Redfin) | 34 |
| Average offers per home (Redfin) | 2 |
| Homes sold in September 2026 (Redfin) | 135 |
| Share of properties at severe 30-year flood risk (First Street via Redfin) | 3% |
Sources: Redfin, Concord NH housing market
How a Concord file actually gets priced
Concord has fewer sales than Nashua or Manchester, so appraisers lean on a smaller pool and sometimes reach into Bow or Pembroke. We keep the comps inside the city and the same neighborhood type, because a renovated South End colonial and a Heights ranch are different buyers. Penacook prices below the rest of Concord and needs its own comps. We discount sales that are more than a few months old when the trend is flat.
Redfin’s First Street data puts about 3% of Concord properties at severe 30 year flood risk, mostly on the Merrimack floodplain in East Concord and along the Contoocook in Penacook. The South End and Heights sit higher. Winter is the schedule risk: exterior work stalls in the cold months and heating a vacant house adds to carry. Remember New Hampshire’s transfer tax hits both buyer and seller, so a flip pays it on the purchase and the sale.
Who buys your finished Concord deal
The Concord buyer is often a state employee, a nurse or a household moving up from an apartment, and they buy on condition and on monthly cost. A finished in town colonial with efficient heat sells well, and so does a clean Heights ranch for a first time buyer on FHA. Small multifamily in Penacook and West Concord can carry a DSCR refinance if the rents support it, which gives you a second exit if the sale side slows.
Your whole loan, in one portal
Apply once and the whole Concord 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 Concord
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Concord.
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 Concord
We broker deals across the whole Concord 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 Hampshire, 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
Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Concord hard money FAQ
Do you lend hard money in Concord?
Which fix and flip programs apply in Concord?
How fast can a Concord hard money loan close?
How much do I need to bring to close on a Concord flip?
Do you fund the rehab budget in Concord?
What credit score do I need for a Concord fix and flip loan?
Can I refinance a Concord flip into a rental loan?
Is Concord a good place for a first flip?
How quickly do homes sell in Concord?
Before you sign anything
Ready to fund your Concord deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.