Broker, not a lenderHard Money Lenders inNaperville, Illinois
Fix and flip, DSCR rental and new construction financing for Naperville 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 Naperville deal right now
Prefilled with a realistic Naperville deal. Change any number and it reprices instantly on the lanes licensed in Illinois, using the same engine behind our term sheets.
Financing a deal in Naperville
Naperville is one of the priciest suburbs in the Chicago area, and it’s a hard place to flip for one reason: builders. Families pay up for the schools, the Riverwalk and two Metra stations, and custom home builders buy dated houses close to downtown to knock them down. That means the floor price on an older ranch is often what a builder will pay for the lot. A renovation flip works here only when the house is worth more standing than the dirt under it.
Your real competitor in Naperville is the teardown buyer, not another flipper. On the older streets around downtown and the Historic District, a builder runs the numbers on a new house and pays for the lot, and that bid sets the price. The renovation play lives in the 1960s and 70s subdivisions north and southeast of downtown, Cress Creek and Maplebrook among them, where the lots are standard size and a renovated house sells to a family who doesn’t want to wait for new construction. Know the teardown value of the lot before you offer, because you’re bidding against it.
What a Naperville deal looks like on paper
Naperville example: $460,000 purchase, $110,000 rehab, $790,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a dated 1960s ranch south of downtown that a builder would bid as a lot: full kitchen and baths, new roof and mechanicals, refinished floors, a reworked layout and basement waterproofing. Naperville prices make this a big file. 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$69,000
- Origination (0.5%)Lender$2,505
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$5,005
- Title and closing (estimate at Texas rates)Title$4,811
- Prepaid interest (15 days)Lender$1,954
- Property insuranceInsurer$5,415
- AppraisalAppraiser$550
Interest while you rehab: $3,092 a month on the $391,000 funded at closing, $3,962 once every draw is out. Proof of funds is cash to close plus $27,500 of rehab reserve and $23,772 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 Naperville
| 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 Naperville prices sit right now
Before we price a Naperville 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 Naperville median sale price at $660,000 for the three months ending September 2026, up 13.7% on a year earlier, with homes selling in around 50 days.
| Median sale price, Naperville (Redfin, 3 months to Sep 2026) | $660,000 |
| Change from a year earlier (Redfin) | +13.7% |
| Days on market, Naperville (Redfin) | 50 |
Sources: Redfin, Naperville housing market
How a Naperville file actually gets priced
Naperville appraisals are about the school district and the subdivision. Naperville 203 serves most of the north and center, Indian Prairie 204 covers much of the south, and buyers price them separately. We comp a renovated house against renovated houses in the same subdivision and district, and we keep new construction out of the comp set unless it’s truly the same product. The loan is big because the house is, so the cash to close and the interest carry are big too. DuPage and Will County taxes are paid in arrears, so the seller’s credit at closing is a real number on a house this size.
The West Branch of the DuPage River runs through town, and low streets near it and near Spring Brook have taken water in heavy storms, so check the floodplain on anything close. Basements here are deep and expensive to finish, and a damp one kills value with this buyer. Some of the post-war stock near downtown has older wiring and plumbing behind the drywall. Projects inside the downtown Historic District need city review before exterior changes. Expect an attorney on each side of the closing, which is normal across the Chicago suburbs.
Who buys your finished Naperville deal
The finished Naperville house sells to a family moving in for the schools, often a two-income household with jobs along the I-88 corridor or at Edward Hospital. That buyer expects a modern kitchen, updated baths, good windows and a dry, usable basement, and they compare your house to new construction a mile away. Over-improving is less of a risk here than under-finishing. The flip only works if you finish to the subdivision’s top renovated sales and price it with that buyer in mind.
Your whole loan, in one portal
Apply once and the whole Naperville 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 Naperville
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Naperville.
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 Naperville
We broker deals across the whole Naperville 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 Illinois, 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.
Naperville hard money FAQ
Do you lend hard money in Naperville?
Which fix and flip programs apply in Naperville?
How fast can a Naperville hard money loan close?
How much do I need to bring to close on a Naperville flip?
Do you fund the rehab budget in Naperville?
What credit score do I need for a Naperville fix and flip loan?
Can I refinance a Naperville flip into a rental loan?
Is Naperville too expensive for a first flip?
Should I flip a dated Naperville house or sell it to a builder?
Before you sign anything
Ready to fund your Naperville deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.