Broker, not a lenderHard Money Lenders inPittsburgh, Pennsylvania
Fix and flip, DSCR rental and new construction financing for Pittsburgh 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 Pittsburgh deal right now
Prefilled with a realistic Pittsburgh 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 Pittsburgh
Pittsburgh is a hillside city of brick houses built for mill and rail workers a century ago, and flipping here means dealing with the terrain as much as the kitchen. Neighborhoods like Brookline, Carrick and Beechview sit on steep slopes above the rivers, with retaining walls, long exterior stairs and basements dug into the hill. Redfin has the city median up about eight percent on a year ago while homes take close to two months to sell, so the carry deserves as much thought as the finish.
The Pittsburgh deal is about the ground under the house and the tax on top of it. Hillside lots bring retaining walls, slope movement and drainage problems that don’t show up in a listing photo, and a failing wall can cost more than the kitchen. On the paperwork side, Pittsburgh’s combined transfer tax is 5%, among the highest anywhere, and it applies on both your purchase and your sale. We ask about the lot and price the tax before we shop the file, because both change what the spread really is.
What a Pittsburgh deal looks like on paper
Pittsburgh example: $140,000 purchase, $60,000 rehab, $285,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1920s brick house in Brookline: kitchen, two baths, new electric, a regraded yard to move water away from the foundation, and a sewer lateral scope. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$21,000
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,220
- Prepaid interest (15 days)Lender$698
- Property insuranceInsurer$1,900
- AppraisalAppraiser$550
Interest while you rehab: $941 a month on the $119,000 funded at closing, $1,416 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $8,494 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 Pittsburgh
| 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 Pittsburgh comps say
Redfin puts the Pittsburgh median sale price at $275K for the three months ending August 2026, up 8.2% on a year earlier, with homes selling in about 57 days. Zillow’s home value index for the city is $239,865 (updated 8/31/2026), down 1.0%, with average rent at $1,545. Zillow puts Lower Lawrenceville at $345,009 and Upper Hill at $129,617.
| Median sale price, Pittsburgh (Redfin, 3 months to Aug 2026) | $275,000 |
| Days on market, Pittsburgh (Redfin) | 57 |
| Zillow home value index, Pittsburgh (Aug 2026) | $239,865 |
| Average rent, Pittsburgh (Zillow, Aug 2026) | $1,545 |
| Realty transfer tax inside Pittsburgh | 5% |
Sources: Redfin, Pittsburgh housing market · Zillow, Pittsburgh home values · Allegheny County, Realty Transfer Taxes
How a Pittsburgh file actually gets priced
Pittsburgh ARVs are neighborhood by neighborhood, and a river or a hill can split two values sharply. Lawrenceville and Bloomfield trade at a level Carrick and Beechview do not, even though the houses look alike. We set the ARV from renovated sales in the same neighborhood from the last few months, and we look at the days on market on those comps, since a slower market means the appraiser leans on closed sales, not asking prices. An appraiser will note visible wall cracking or slope issues, so fix those before the final inspection.
Landslides are a real Pittsburgh risk, especially after wet springs, and a standard homeowner policy usually doesn’t cover earth movement. Look hard at retaining walls, cracked foundations and sloped yards before you buy. Most houses predate 1940, so plan for knob and tube wiring, old clay or cast iron sewer lines that break under trees, and lead paint. Permits for structural, electrical and plumbing work go through the city’s Permits, Licenses and Inspections department, and a hillside wall repair can need an engineer.
Who buys your finished Pittsburgh deal
A renovated Pittsburgh house sells to a first-time buyer or a young professional working in health care, the universities or tech, and buyers here are value-minded, so keep the finish in line with the neighborhood. In Brookline and Greenfield, families want a usable yard and parking, which are scarce on the hills. Rental demand is steady, with Zillow’s city average rent above fifteen hundred a month, so a DSCR refinance (a rental loan qualified on the rent) is a real fallback if the sale runs long.
Your whole loan, in one portal
Apply once and the whole Pittsburgh 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 Pittsburgh
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Pittsburgh.
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 Pittsburgh
We broker deals across the whole Pittsburgh 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.
Pittsburgh hard money FAQ
Do you lend hard money in Pittsburgh?
Which fix and flip programs apply in Pittsburgh?
How fast can a Pittsburgh hard money loan close?
How much do I need to bring to close on a Pittsburgh flip?
Do you fund the rehab budget in Pittsburgh?
What credit score do I need for a Pittsburgh fix and flip loan?
Can I refinance a Pittsburgh flip into a rental loan?
How much is the transfer tax on a Pittsburgh flip?
Will a lender finance a Pittsburgh house with a bad retaining wall?
Before you sign anything
Ready to fund your Pittsburgh deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.