Broker, not a lenderHard Money Lenders inPhiladelphia, Pennsylvania
Fix and flip, DSCR rental and new construction financing for Philadelphia 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 Philadelphia deal right now
Prefilled with a realistic Philadelphia deal. Change any number and it reprices instantly on the lanes licensed in Pennsylvania, using the same engine behind our term sheets.
Financing a deal in Philadelphia
Philadelphia is a rowhome city, and that makes it one of the most repeatable flip markets on the East Coast. Block after block of brick rows share a width, a layout and a vintage, so once you’ve renovated one on a street you know what the next one costs. Redfin has the city median up about six percent on a year ago. The flip lives in the neighborhoods, from Mayfair and Port Richmond in the Northeast to Point Breeze and Brewerytown closer in.
Philly deals turn on the transfer tax and the block. The city and state together take 4.578% of the price at every sale, and the custom here is that buyer and seller split it, so a flip pays it going in and coming out. That alone can eat a thin spread. Then there is the block itself: two rows a few doors apart can sell far apart depending on which one faces the park and which one sits next to a vacant lot. We price the transfer tax into the file and ask where on the block you’re before we shop it.
What a Philadelphia deal looks like on paper
Philadelphia example: $170,000 purchase, $55,000 rehab, $330,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a brick 1950s rowhome in Mayfair: new kitchen and bath, electrical panel, roof coating, windows, and a finished basement. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$25,500
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,322
- Prepaid interest (15 days)Lender$778
- Property insuranceInsurer$2,138
- AppraisalAppraiser$550
Interest while you rehab: $1,143 a month on the $144,500 funded at closing, $1,578 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $9,466 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 Philadelphia
| 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% | 75% of ARV | 12 months | 14 days |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
- 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.
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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Philadelphia comps say
Redfin puts the Philadelphia median sale price at $295K for the three months ending August 2026, up 5.7% on a year earlier, with homes selling in about 50 days. Zillow’s home value index for the city is $233,728 (updated 8/31/2026) and its average rent is $1,768. The combined realty transfer tax is 4.578% (3.578% city plus 1% state).
| Median sale price, Philadelphia (Redfin, 3 months to Aug 2026) | $295,000 |
| Days on market, Philadelphia (Redfin) | 50 |
| Zillow home value index, Philadelphia (Aug 2026) | $233,728 |
| Average rent, Philadelphia (Zillow, Aug 2026) | $1,768 |
| Realty transfer tax, city plus state | 4.578% |
Sources: Redfin, Philadelphia housing market · Zillow, Philadelphia home values · City of Philadelphia, Realty Transfer Tax
How a Philadelphia file actually gets priced
Rowhome comps are the easy part, since the houses match, and an appraiser here wants renovated rows on the same or the next street, sold recently. Where Philly ARVs go wrong is the mixed block: a new-construction row nearby sells for more because it has a roof deck and a ten-year abatement history, and it’s the wrong comp for a rehab. We also look at the party walls and the roof, because in a row you share both with your neighbors, and water damage from next door is a real appraisal and inspection note.
Every permit runs through the Department of Licenses and Inspections, and anything structural, a new layout or a roof deck needs plans. Most rows were built before 1978, so a rental needs a lead-safe or lead-free certification plus a city rental license before a tenant moves in. Flat roofs that were coated instead of replaced, old cast iron stacks, and basements that take water in a heavy rain are the scope items that surprise out-of-town investors. Check the property’s L&I violation history before you close.
Who buys your finished Philadelphia deal
The finished Philadelphia rowhome sells to a first-time buyer, often using an FHA or city-assisted mortgage, so the house needs to pass a buyer’s inspection and appraise cleanly. In the Northeast that buyer wants a finished basement and central air. Closer in, in Fishtown or Point Breeze, the ceiling is higher but so is the competition from new builds. With Zillow’s city rent average above seventeen hundred a month, a well-bought row can also be held on a DSCR loan (qualified on the rent, not your income).
Your whole loan, in one portal
Apply once and the whole Philadelphia 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 Philadelphia
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Philadelphia.
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 Philadelphia
We broker deals across the whole Philadelphia 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 Pennsylvania, 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
7 to 10 days typical. We stay on title and the lender through funding.
Philadelphia hard money FAQ
Do you lend hard money in Philadelphia?
Which fix and flip programs apply in Philadelphia?
How fast can a Philadelphia hard money loan close?
How much do I need to bring to close on a Philadelphia flip?
Do you fund the rehab budget in Philadelphia?
What credit score do I need for a Philadelphia fix and flip loan?
Can I refinance a Philadelphia flip into a rental loan?
Who pays the Philadelphia transfer tax on a flip?
Can I get a hard money loan on my first Philadelphia flip?
Before you sign anything
Ready to fund your Philadelphia deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.