Broker, not a lenderHard Money Lenders inFrederick, Maryland
Fix and flip, DSCR rental and new construction financing for Frederick 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 Frederick deal right now
Prefilled with a realistic Frederick deal. Change any number and it reprices instantly on the lanes licensed in Maryland, using the same engine behind our term sheets.
Financing a deal in Frederick
Frederick is Maryland’s second largest city and the far end of the I-270 corridor, close enough to Montgomery County and DC to commute and far enough to cost less. Its flip stock runs from 19th century brick townhouses downtown to 1960s and 1970s ramblers and split levels, and a lot of 1990s and 2000s townhomes. In Maryland a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). Programs that need completed 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.
Frederick is a balanced market right now. Redfin has prices flat on a year ago with homes taking about a month and a half to sell, so the spread has to come from buying right, not from rising prices. Downtown is its own world: historic houses, high finish expectations and strict exterior rules. Out in the ramblers and townhome neighborhoods, the buyer wants a modern kitchen, updated baths and systems they won’t touch for years, at a price under what new construction in Urbana or Ballenger Creek asks.
What a Frederick deal looks like on paper
Frederick example: $300,000 purchase, $70,000 rehab, $520,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1960s brick rancher on the east side of Frederick: kitchen, two baths, a new heat pump, windows, and the basement finished into living space. 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$45,000
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$3,250
- Title and closing (estimate at Texas rates)Title$3,942
- Prepaid interest (15 days)Lender$1,268
- Property insuranceInsurer$3,515
- AppraisalAppraiser$550
Interest while you rehab: $2,017 a month on the $255,000 funded at closing, $2,570 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $15,421 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 Frederick
| 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 Frederick prices sit right now
Before we price a Frederick 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 Frederick median sale price at $435K for the three months ending September 2026, flat on a year earlier, with homes selling in about 46 days and around two offers each.
| Median sale price, Frederick (Redfin, 3 months to Sep 2026) | $435,000 |
| Change on a year earlier (Redfin) | Flat |
| Days on market, Frederick (Redfin) | 46 |
Sources: Redfin, Frederick housing market · Downtown Frederick Partnership, Historic District Guide · Maryland Department of the Environment, Rental Property Owner Requirements
How a Frederick file actually gets priced
We set the Frederick ARV from renovated houses of the same type in the same part of town, sold in the last few months: ramblers against ramblers, townhomes in the same community against each other, and downtown rows on downtown sales. New builds aren’t comps for a resale. Appraisers here see plenty of townhome sales, so a townhouse ARV is usually tight. If the house is in the historic district, the scope has to fit what the city will approve.
Downtown Frederick sits in a locally regulated historic district, and most exterior work needs Historic Preservation Commission approval, either from staff or at a hearing. Windows, doors, siding and roofs all count, so price the approved materials, not the cheap ones. Carroll Creek runs through downtown, so check the flood map on low blocks. Most townhome communities have an HOA with its own rules, and any pre-1978 house that becomes a rental falls under Maryland’s lead law.
Who buys your finished Frederick deal
The Frederick buyer often works at Fort Detrick, the hospital or the biotech and federal offices down I-270, or commutes toward Montgomery County for a better price. Many are first-time buyers using FHA, VA or Maryland Mortgage Program loans. A renovated townhome is the classic entry-level sale here. If you hold, Frederick rents lease steadily, and a DSCR loan (a rental loan qualified on the rent, not your tax returns) can take out the bridge.
Your whole loan, in one portal
Apply once and the whole Frederick 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 Frederick
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Frederick.
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 Frederick
We broker deals across the whole Frederick 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 Maryland, 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.
Frederick hard money FAQ
Do you lend hard money in Frederick?
Which fix and flip programs apply in Frederick?
How fast can a Frederick hard money loan close?
How much do I need to bring to close on a Frederick flip?
Do you fund the rehab budget in Frederick?
What credit score do I need for a Frederick fix and flip loan?
Can I refinance a Frederick flip into a rental loan?
Can I flip a house in downtown Frederick’s historic district?
Can a first-time flipper get a hard money loan in Frederick?
Before you sign anything
Ready to fund your Frederick deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.