Broker, not a lenderHard Money Lenders inDover, New Hampshire
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 New Hampshire, using the same engine behind our term sheets.
Financing a deal in Dover
Dover is the Seacoast’s working city, between Portsmouth and the University of New Hampshire in Durham, with an Amtrak stop that reaches Boston. Downtown is built around old textile mills on the Cochecho River that now hold apartments and offices, and the streets around it are early 1900s colonials, two families and capes. Out toward Dover Point and Back River the homes are newer, with ranches, splits and colonials on bigger lots. Families priced out of Portsmouth are the steady demand here.
Dover prices have climbed fast because it is the affordable alternative to Portsmouth and Rye, and the margin in a flip comes from buying the one house on the street that has not been touched. Homes in the walkable streets near downtown are older and the scope is real: foundations, wet basements, electrical, and lead safe work on trim and windows. Bigger lots outside the center can carry an addition or an accessory unit, which is where some of the best Dover value gets made.
What a Dover deal looks like on paper
Dover example: $400,000 purchase, $80,000 rehab, $670,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1940s cape near Garrison Hill with a wet basement, an undersized electrical panel, a kitchen to gut and dormers that could add a bedroom. 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$48,000
- Origination (2.13%)Lender$9,180
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$4,320
- Title and closing (estimate at Texas rates)Title$4,470
- Prepaid interest (15 days)Lender$1,774
- Property insuranceInsurer$4,560
- AppraisalAppraiser$550
Interest while you rehab: $2,930 a month on the $352,000 funded at closing, $3,596 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $21,578 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 $590,000 over the three months through September 2026, up 9.2% from a year earlier, with homes selling in about 35 days and 104 sales in September.
| Median sale price, Dover (Redfin, 3 months to Sep 2026) | $590,000 |
| Days on market, Dover (Redfin) | 35 |
| Homes sold in September 2026 (Redfin) | 104 |
| Share of properties at severe 30-year flood risk (First Street via Redfin) | 3% |
Sources: Redfin, Dover NH housing market
How a Dover file actually gets priced
Dover’s comps come from a smaller city with a lot of variety, so the appraisal can get pulled toward Rochester or Somersworth if nothing close has sold. We push for same city renovated sales of the same type, and we know Dover Point and the downtown streets price differently. An accessory dwelling unit or a converted two family needs its permits finished before the appraisal, or the appraiser values it as a single.
Redfin’s First Street data puts about 3% of Dover properties at severe 30 year flood risk, concentrated along the Cochecho and Bellamy rivers and the tidal edges at Dover Point. Ask for flood history on waterfront and low lying lots. The tax line is the bigger surprise for outside investors: Dover’s property tax rate is not low, and New Hampshire’s transfer tax is charged to buyer and seller both, so carry and closing costs need to be in the numbers from day one.
Who buys your finished Dover deal
The Dover buyer is a Seacoast household, often working at Wentworth Douglass Hospital, Pease, UNH or in Portsmouth, who wants space and a shorter commute than they can afford closer to the coast. They pay for a finished kitchen, a dry basement and efficient heat. A two family near downtown sells to owner occupants who rent the other side, and with Seacoast rents high, holding it on a DSCR loan is a strong second exit.
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 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.
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?
Do I need experience to finance a flip in Dover?
Why are Dover prices rising faster than nearby towns?
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.