Broker, not a lenderHard Money Lenders inDover, Delaware
Fix and flip, DSCR rental and new construction financing for Dover 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 Dover deal right now
Prefilled with a realistic Dover deal. Change any number and it reprices instantly on the lanes licensed in Delaware, using the same engine behind our term sheets.
Financing a deal in Dover
Dover is the state capital and the center of Kent County, and its housing is mostly what you’d expect from a government and military town: 1950s to 1970s brick ranches and split levels, a ring of newer subdivisions, and a core of Victorian houses downtown. Dover Air Force Base, Delaware State University, the state offices and the hospital keep renters and buyers coming. In Delaware a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 15% down from 9.00% with 2+ flips; 7.5% down from 9.99% with 3+ flips; 5% down from 12.00% with 3+ flips or from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.
Dover is a steady market rather than a hot one. Redfin has prices up a few percent on a year ago, with homes selling in about a month, and that pace is the thing to underwrite. A clean ranch near the base or the hospital sells to a buyer who needs to move on a schedule, often with VA or FHA financing. What sinks a Dover flip is overpaying for a house that needs a full system replacement and then pricing it above what the subdivision has ever sold for.
What a Dover deal looks like on paper
Dover example: $175,000 purchase, $50,000 rehab, $315,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1960s brick ranch in Rodney Village: kitchen, bath, flooring, a new heat pump, and a roof that has seen its last storm. 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$22,500
- Origination (2.13%)Lender$4,303
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,025
- Title and closing (estimate at Texas rates)Title$3,336
- Prepaid interest (15 days)Lender$831
- Property insuranceInsurer$2,138
- AppraisalAppraiser$550
Interest while you rehab: $1,270 a month on the $152,500 funded at closing, $1,686 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $10,115 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 Dover
| 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 Dover prices sit right now
Before we price a Dover 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 Dover median sale price at $300K for the three months ending September 2026, up 2.9% on a year earlier, with homes selling in about 33 days.
| Median sale price, Dover (Redfin, 3 months to Sep 2026) | $300,000 |
| Change on a year earlier (Redfin) | Up 2.9% |
| Days on market, Dover (Redfin) | 33 |
Sources: Redfin, Dover DE housing market · City of Dover, Rental Dwelling Permit Application
How a Dover file actually gets priced
The Dover ARV comes from renovated houses in the same subdivision or the same corner of town, sold recently. A ranch in Rodney Village isn’t compared to a new build in Camden, and the Victorian blocks downtown run on their own logic. Expect a lot of VA and FHA appraisals on the resale, and those appraisers flag peeling paint, missing handrails and old electrical panels, so a cheap fix left undone can stall your buyer’s loan. Delaware settlements are run by Delaware attorneys, so the closing lives at a law office, not a title company counter.
The common Dover scope is mechanical: original heat pumps and oil furnaces at the end of their life, aging septic or sewer laterals on the edges of town, and roofs on houses that have sat for years. Low ground along the St. Jones River and the ponds sits in flood zones, so check the map before you bid. If you hold the house, the City of Dover issues rental dwelling permits and its code enforcement office inspects rentals against the property maintenance code, so budget for that inspection.
Who buys your finished Dover deal
The Dover buyer is a service member on orders, a state worker, a hospital employee or a young family from Kent County. They want a move-in ready house with a working HVAC system more than designer finishes. Rentals around the base and the university lease well, so a house that doesn’t sell at your number can be leased and refinanced into a DSCR loan (a rental loan qualified on the rent, not your tax returns).
Your whole loan, in one portal
Apply once and the whole Dover 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 Dover
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Dover.
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 Dover
We broker deals across the whole Dover 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 Delaware, 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.
Dover hard money FAQ
Do you lend hard money in Dover?
Which fix and flip programs apply in Dover?
How fast can a Dover hard money loan close?
How much do I need to bring to close on a Dover flip?
Do you fund the rehab budget in Dover?
What credit score do I need for a Dover fix and flip loan?
Can I refinance a Dover flip into a rental loan?
Will a VA or FHA buyer’s appraisal affect my Dover flip?
Can a first-time investor finance a flip in Dover?
Before you sign anything
Ready to fund your Dover deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.