Broker, not a lenderHard Money Lenders inNewark, Delaware
Fix and flip, DSCR rental and new construction financing for Newark 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 Newark deal right now
Prefilled with a realistic Newark deal. Change any number and it reprices instantly on the lanes licensed in Delaware, using the same engine behind our term sheets.
Financing a deal in Newark
Newark is a college town, and the University of Delaware shapes almost every deal here. Close to campus, houses are judged as student rentals; a mile out in Fairfield, Oaklands or Brookside, they’re 1950s and 1960s split levels, ranches and capes that sell to families and university staff. Those are two different businesses on the same map, and we price them that way. In Delaware a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 15% down from 9.00% with 2+ 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 Newark question is who the house is for. A family flip in Fairfield competes on schools, a yard and a finished basement, and it sells on retail comps. A house near Main Street is worth what a landlord will pay, and the city limits how many unrelated students can live in a single-family home, so the rent roll has a ceiling. Redfin has the city median down a little on a year ago. We’d rather you buy the family house cheap than pay a student-rental price for a house you plan to sell retail.
What a Newark deal looks like on paper
Newark example: $280,000 purchase, $60,000 rehab, $470,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Say a 1960s split level in Fairfield: new kitchen, two baths, windows, a heat pump and refinished hardwood that has been under carpet since the 1980s. 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$34,000
- Origination (2.13%)Lender$6,503
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$3,060
- Title and closing (estimate at Texas rates)Title$3,848
- Prepaid interest (15 days)Lender$1,256
- Property insuranceInsurer$3,230
- AppraisalAppraiser$550
Interest while you rehab: $2,048 a month on the $246,000 funded at closing, $2,547 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $15,285 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 Newark
| 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 Newark prices sit right now
Before we price a Newark 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 Newark median sale price at $405K for the three months ending September 2026, down 4.2% on a year earlier, with homes selling in about 34 days.
| Median sale price, Newark DE (Redfin, 3 months to Sep 2026) | $405,000 |
| Change on a year earlier (Redfin) | Down 4.2% |
| Days on market, Newark DE (Redfin) | 34 |
Sources: Redfin, Newark DE housing market · City of Newark, Rental Permits · City of Newark, Code Enforcement Guide to Rental Permits
How a Newark file actually gets priced
For a retail flip, the Newark ARV comes from renovated split levels and ranches in the same development, sold in the last few months, since appraisers here compare Fairfield to Fairfield and Brookside to Brookside. Near campus we look at the permit status, because a house rented without a city rental permit, or over the occupancy limit, is worth less than its lease suggests. The closing runs through a Delaware attorney, so get the lease history and any city violations into the attorney’s hands early.
Newark requires a yearly rental permit on any house that isn’t owner occupied, and it caps a student home in a single-family district at three unrelated students. The fines can cost a landlord the permit. On the building side, expect original 1960s wiring and panels, galvanized plumbing, finished basements that took on water, and the White Clay Creek and Christina Creek floodplains on some streets. Plan for the city permit and inspection on any electrical or structural work.
Who buys your finished Newark deal
The retail buyer in Newark works at the university, at the hospitals and research parks along Route 273 and Route 4, or commutes up I-95 toward Wilmington and Philadelphia. They want move-in condition and a dry basement. The other exit is a hold: a legal, permitted rental near campus can be refinanced into a DSCR loan (a rental loan qualified on the rent), as long as the occupancy matches what the permit allows.
Your whole loan, in one portal
Apply once and the whole Newark 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 Newark
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Newark.
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 Newark
We broker deals across the whole Newark 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 Delaware, 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.
Newark hard money FAQ
Do you lend hard money in Newark?
Which fix and flip programs apply in Newark?
How fast can a Newark hard money loan close?
How much do I need to bring to close on a Newark flip?
Do you fund the rehab budget in Newark?
What credit score do I need for a Newark fix and flip loan?
Can I refinance a Newark flip into a rental loan?
Can I flip a house near the University of Delaware and rent it to students instead?
How long does a hard money closing take in Newark?
Before you sign anything
Ready to fund your Newark deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.