Hard Money Lenders in Philadelphia, PA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard 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.

Get a term sheet →Price a Philadelphia deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Philadelphia deal right now

Prefilled with a realistic Philadelphia deal. Change any number and it reprices on the programs that lend in Pennsylvania, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Philadelphia

Philadelphia is a rowhome city, and that makes a flip here unusually repeatable. 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, 700 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.

Loan amount$199,500
Cash to close$38,063
Proof of funds to show$62,379
Where the $38,063 goes
  • Down payment (15% of the purchase)You$25,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,322
  • Prepaid interest (15 days)Lender$564
  • 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.

Fix and flip programs in Philadelphia

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+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
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Philadelphia prices sit right now

Before we price a Philadelphia 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 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 state4.578%

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).

What happens after you apply

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.

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.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Philadelphia

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Pennsylvania →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Philadelphia →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Pennsylvania →

Where we lend in Philadelphia

We broker deals across the whole Philadelphia market. The submarkets investors ask us about most are Mayfair and Tacony (19149 / 19135), Port Richmond (19134), Fishtown and Kensington (19125), Point Breeze and Grays Ferry (19146), Brewerytown (19121), Olney (19120), Germantown (19144) and Cobbs Creek (19143).

How long does a Philadelphia loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Pennsylvania, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Philadelphia hard money FAQ

Do you lend hard money in Philadelphia?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Philadelphia 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 Pennsylvania, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Philadelphia?
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, 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); Fastest Close (3 days) (10% down, from 11.99%). 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 Philadelphia hard money loan close?
As little as 72 hours. Most Philadelphia fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. 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 Philadelphia flip?
The worked example on this page is a $170,000 Philadelphia purchase with a $55,000 rehab and a $330,000 after repair value at 700 credit, first flip: $25,500 down (15% of the purchase) and $38,063 total cash to close, with $62,379 of proof of funds to show the lender. The lowest down payment for a first flip in Philadelphia 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 Philadelphia?
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 Philadelphia fix and flip loan?
One Philadelphia program has no credit floor at all, it is priced on speed rather than credit. 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 Philadelphia flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Philadelphia 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.
Who pays the Philadelphia transfer tax on a flip?
By custom the 4.578% combined city and state tax is split between buyer and seller, though the contract can say otherwise. On a flip you’re the buyer once and the seller once, so you pay your share twice. Put both in your numbers. The loan doesn’t change that, but a thin deal can disappear once both halves are counted.
Can I get a hard money loan on my first Philadelphia flip?
Yes. In Pennsylvania a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). 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. If you’re close, send the deal and your history and we’ll show you exactly which lane you fit.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 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.

What to read before you sign a term sheet

We also have DSCR loans in Philadelphia. Hard money near Philadelphia: Pittsburgh, Harrisburg and Wilmington. More Pennsylvania city guides: Allentown, Erie, Reading and Scranton. Or see everything we fund in Pennsylvania.

Ready to fund your Philadelphia deal?

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