Hard Money Lenders in New York City, NY | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inNew York City, New York

Fix and flip, DSCR rental and new construction financing for New York City 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 New York City 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
7-30
Days to fund, by program
100%
Of rehab funded, released in draws
9.50%
Rates from, in New York, with 2+ completed flips
Run the numbers

Price a New York City deal right now

Prefilled with a realistic New York City deal. Change any number and it reprices instantly on the lanes licensed in New York, 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 New York City

In New York City, the fix and flip loans we place are for one to four family houses, and that means the outer boroughs: frame and brick two-families in the north Bronx, attached and detached houses in southeast Queens, brownstones and row houses in Brooklyn, and detached houses on Staten Island. Manhattan co-ops and condos are a different business. In New York a first flip can be priced at 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 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.

A New York City flip is decided by paperwork as much as by price. The Certificate of Occupancy says how many legal units the house has, and the appraiser, the buyer’s lender and the Department of Buildings all go by it, not by how many doors are in the basement. Redfin has the citywide median up slightly on a year ago, with homes taking about two months to sell. The money is in a well-bought two-family with a clean C of O, renovated to sell to an owner who lives in one unit.

A real term sheet

What a New York City deal looks like on paper

New York City example: $560,000 purchase, $120,000 rehab, $940,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a frame two-family in Wakefield in the Bronx: two kitchens and two baths, a new boiler, separate electric meters, lead-safe turnover work, and permits that match the Certificate of Occupancy. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$612,000
Cash to close$104,237
Proof of funds to show$164,806
Where the $104,237 goes
  • Down payment (10% of purchase plus rehab)You$68,000
  • Origination (2.13%)Lender$13,005
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$5,560
  • Title and closing (Texas-rate estimate; New York adds mortgage recording tax and attorney fees)Title$5,359
  • Prepaid interest (15 days)Lender$2,513
  • Property insuranceInsurer$6,460
  • AppraisalAppraiser$550

Interest while you rehab: $4,096 a month on the $492,000 funded at closing, $5,095 once every draw is out. Proof of funds is cash to close plus $30,000 of rehab reserve and $30,569 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 New York City

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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, 5+ Flips35%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (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 is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. 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 New York City prices sit right now

Before we price a New York City 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 New York City median sale price at $900K for the three months ending September 2026, up 1.6% on a year earlier, with homes selling in about 58 days. The city’s residential transfer tax on a one to three family sale is 1% at $500,000 or less and 1.425% above it.

Median sale price, New York City (Redfin, 3 months to Sep 2026)$900,000
Change on a year earlier (Redfin)Up 1.6%
Days on market, New York City (Redfin)58
NYC transfer tax, 1-3 family, $500,000 or less1%
NYC transfer tax, 1-3 family, over $500,0001.425%

Sources: Redfin, New York City housing market · NYC Department of Finance, Real Property Transfer Tax · NYC HPD, lead-based paint correction at turnover

Underwriting

How a New York City file actually gets priced

We build the ARV from renovated houses of the same type in the same neighborhood, sold in the last few months: a Bronx two-family against Bronx two-families, a Queens single against Queens singles. Citywide medians mean nothing at the block level. Appraisers also run the rent on a two or three family, and an illegal unit adds nothing. New York closings run through attorneys for the buyer, the seller and the lender, and New York is a judicial foreclosure state, so lenders read the title and the C of O closely.

Budget the city’s costs. New York City charges a real property transfer tax on one to three family sales, at a higher rate once the price passes the city’s threshold, and the state adds its own transfer tax. Permits go through the Department of Buildings, and any change in units or layout needs plans. Houses built before 1960 fall under the city’s lead paint law, which requires turnover work before a new tenant moves in. Low areas of Canarsie, southeast Queens and Staten Island’s east shore sit in flood zones.

The exit

Who buys your finished New York City deal

The classic New York City exit is an owner occupant who buys the two-family with an FHA or conventional loan, lives in one unit and counts the other unit’s rent. That buyer pool is deep in the Bronx, Queens and Brooklyn. If the retail market is slow, the hold is strong: lease both units, then refinance into a DSCR loan (a rental loan qualified on the building’s rent, not your income). Buildings of six or more units built before 1974 can fall under rent stabilization; a two-family generally doesn’t.

After you apply

Your whole loan, in one portal

Apply once and the whole New York City 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 New York City

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in New York City.

0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV · 10% down from 9.99% at 660+ credit on a first flip

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 New York City

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

Wakefield and Williamsbridge, the Bronx (10466 / 10467)Jamaica, St. Albans and Springfield Gardens, Queens (11434 / 11412 / 11413)East Flatbush and Canarsie, Brooklyn (11203 / 11236)Bedford-Stuyvesant, Brooklyn (11221 / 11233)Mid-Island and North Shore, Staten Island (10306 / 10314 / 10310)
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 New York, 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

Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on the attorneys, title and the lender through funding.

Questions

New York City hard money FAQ

Do you lend hard money in New York City?
Yes. Capital Kings is a broker, not a direct lender, so we shop your New York City 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 New York, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in New York City?
As of October 2026: 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, 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 New York City hard money loan close?
In New York, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes in 21-30 days. New York closings run through attorneys on both sides and the title work takes longer than in a title-company state, so we plan for that from day one. 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 New York City flip?
The worked example on this page is a $560,000 New York City purchase with a $120,000 rehab and a $940,000 after repair value at 730 credit, first flip: $68,000 down (10% of purchase plus rehab) and $104,237 total cash to close, with $164,806 of proof of funds to show the lender. 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 New York City?
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 New York City fix and flip loan?
The lowest credit floor among the New York City programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, 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 New York City flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a New York City 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.
Can I use a hard money loan on a two-family in the Bronx, Queens or Brooklyn?
Yes. One to four family houses are exactly what the fix and flip programs we place are built for. In New York a first flip can be priced at 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 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. Bring the Certificate of Occupancy with the file, because the legal unit count drives the appraisal.
What does New York City’s lead law mean for a flip?
If the house was built before 1960 and will be rented, the city requires lead-safe turnover work before a new tenant moves in, plus more if a child under six lives there. Even on a sale, the scope should include lead-safe work practices on old paint. Put it in the budget from day one; it’s cheaper than redoing finished work.
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 New York City deal →
Keep reading

Before you sign anything

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 →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Hard money in Yonkers →Hard money in Albany →Hard money in Stamford →All New York coverage →

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