Hard Money Lenders in Gaithersburg, MD | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inGaithersburg, Maryland

Fix and flip, DSCR rental and new construction financing for Gaithersburg 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.

Get a term sheet →Price a Gaithersburg deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Maryland
Run the numbers

Price a Gaithersburg deal right now

Prefilled with a realistic Gaithersburg deal. Change any number and it reprices instantly on the lanes licensed in Maryland, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Gaithersburg

Gaithersburg is one of the most diverse cities in Maryland and a step below Rockville on price. The housing comes in layers: 1950s and 1960s houses around Olde Towne, big 1970s and 1980s planned communities of townhouses and split levels, and newer neighborhoods like the Kentlands and Lakelands. Most flips here are 1970s and 1980s houses getting their first full update. 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.

The Gaithersburg spread is in the dated houses. A 1970s townhouse or split level with its original kitchen sells at a real discount to the renovated one next door, and a lot of buyers here are shopping for move-in ready. Redfin has prices up a bit on a year ago and homes taking longer to sell than last year, so price to sell, not to test the market. HOAs are everywhere, so the exterior plan has to fit their rules.

A real term sheet

What a Gaithersburg deal looks like on paper

Gaithersburg example: $390,000 purchase, $80,000 rehab, $660,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1970s split level near Olde Towne: kitchen, two baths, flooring throughout, a new HVAC system, and a deck and roof that are past due. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$411,500
Cash to close$77,651
Proof of funds to show$117,177
Where the $77,651 goes
  • Down payment (15% of the purchase)You$58,500
  • Origination (0.5%)Lender$2,058
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$4,115
  • Title and closing (estimate at Texas rates)Title$4,369
  • Prepaid interest (15 days)Lender$1,605
  • Property insuranceInsurer$4,465
  • AppraisalAppraiser$550

Interest while you rehab: $2,622 a month on the $331,500 funded at closing, $3,254 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $19,526 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Gaithersburg

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. 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.
  2. 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.
  3. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. 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.

What we check first

Where Gaithersburg prices sit right now

Before we price a Gaithersburg 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 Gaithersburg median sale price at $565K for the three months ending September 2026, up 4.6% on a year earlier, with homes selling in about 50 days against 43 a year ago.

Median sale price, Gaithersburg (Redfin, 3 months to Sep 2026)$565,000
Change on a year earlier (Redfin)Up 4.6%
Days on market, Gaithersburg (Redfin)50

Sources: Redfin, Gaithersburg housing market · Montgomery County DHCA, rental licensing jurisdiction in Gaithersburg and Rockville

Underwriting

How a Gaithersburg file actually gets priced

We build the Gaithersburg ARV from renovated houses in the same community, sold in the last few months, since appraisers compare a Montgomery Village townhouse to Montgomery Village and a Kentlands house to the Kentlands. Townhouse values here are tight, so a premium finish rarely pays back fully. We confirm whether the house is inside city limits; Montgomery Village is outside them and follows county rules.

In Gaithersburg the risks are mostly paperwork and systems. Many communities have HOAs with architectural review for roofs, windows, decks and paint. The city, not the county, licenses rentals inside its limits. 1970s houses come with aging HVAC, aluminum or undersized wiring in some cases, and decks and windows at the end of their life. Maryland’s lead law applies to any rental built before 1978.

The exit

Who buys your finished Gaithersburg deal

The Gaithersburg buyer is often a first or second-time buyer working in biotech, health care or federal offices along I-270, many using FHA, VA or Maryland Mortgage Program loans. A renovated townhouse is the classic entry-level sale. Rents are strong for the price, so a hold is realistic: license the unit with the city and refinance into a DSCR loan (a rental loan qualified on the rent, not your income).

After you apply

Your whole loan, in one portal

Apply once and the whole Gaithersburg 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.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Gaithersburg

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Gaithersburg.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Gaithersburg

We broker deals across the whole Gaithersburg market. These are the submarkets investors ask us about most:

Olde Towne and Emory Grove (20877)Kentlands and Lakelands (20878)Quince Orchard (20878)Montgomery Village (20886)Washingtonian and Rio area (20878)Diamond Farms and the west side (20878)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

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.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund. We stay on title and the lender through funding.

Questions

Gaithersburg hard money FAQ

Do you lend hard money in Gaithersburg?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Gaithersburg scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Maryland, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Gaithersburg?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 3+ Flips (5% down, from 12.00%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Gaithersburg hard money loan close?
Most Gaithersburg fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Gaithersburg flip?
The worked example on this page is a $390,000 Gaithersburg purchase with a $80,000 rehab and a $660,000 after repair value at 730 credit, first flip: $58,500 down (15% of the purchase) and $77,651 total cash to close, with $117,177 of proof of funds to show the lender. The lowest down payment for a first flip in Gaithersburg is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Gaithersburg?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Gaithersburg fix and flip loan?
The lowest credit floor among the Gaithersburg programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Gaithersburg flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Gaithersburg flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Will the HOA slow down a Gaithersburg flip?
It can if you don’t plan for it. Many Gaithersburg communities require architectural approval for exterior work like roofs, windows, decks and siding colors. Get the HOA’s rules and the resale disclosure early, submit exterior changes before you start, and budget for any violations the seller leaves behind.
Can I flip my first house in Gaithersburg?
Yes. 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. A dated townhouse with a cosmetic scope is a common first Gaithersburg deal; the purchase price is higher than in most states, so plan for the cash to close in dollars.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Gaithersburg deal →
Keep reading

Before you sign anything

Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Hard money in Rockville →Hard money in Frederick →Hard money in Baltimore →All Maryland coverage →

Ready to fund your Gaithersburg deal?

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