Hard Money Lenders in Portland, ME | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inPortland, Maine

Fix and flip, DSCR rental and new construction financing for Portland 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 Portland deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Portland deal right now

Prefilled with a realistic Portland deal. Change any number and it reprices on the programs that lend in Maine, 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 Portland

Portland, Maine is a small city with big city prices. The peninsula, Munjoy Hill, the West End and Parkside, is brick rowhouses, Victorians and three story wood multifamily from the 1800s, and it is expensive. Off the peninsula, Deering Center, Back Cove, East Deering and Riverton are where the single family flips are: bungalows, capes and colonials from the early and middle 1900s. Buyers come from the Boston area more than any other metro, and they are used to paying up for a finished house.

A Portland flip is decided by the envelope as much as the finish. These are old houses in a cold, wet climate, and the buyer here asks about heating costs before countertops. Converting oil heat to heat pumps, adding insulation and air sealing, and dealing with ice dam damage are common lines in the budget, and they are worth money at resale. The other factor is the season: exterior work, foundations and roofs slow down in the Maine winter, so a purchase in the fall needs a schedule that respects it.

What a Portland deal looks like on paper

Portland example: $380,000 purchase, $90,000 rehab, $650,000 after repair value, 700 credit, 10+ completed flips. The engine puts that borrower on the 5% Down, 5+ Flips program at 9.99%. Picture a 1920s bungalow in Deering Center with an oil boiler to swap for heat pumps, no insulation in the walls, and a kitchen and bath from another era. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$451,000
Cash to close$44,586
Proof of funds to show$89,613
Where the $44,586 goes
  • Down payment (5% of the purchase)You$19,000
  • Origination (2%)Lender$9,020
  • Lender fees (flat)Lender$995
  • Broker fee (1%)Broker$4,510
  • Title and closing (estimate at Texas rates)Title$4,564
  • Prepaid interest (15 days)Lender$1,482
  • Property insuranceInsurer$4,465
  • AppraisalAppraiser$550

Interest while you rehab: $3,005 a month on the $361,000 funded at closing, $3,755 once every draw is out. Proof of funds is cash to close plus $22,500 of rehab reserve and $22,527 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 Portland

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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
  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 Portland prices sit right now

Before we price a Portland 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 Portland median sale price at $588,000 over the three months through August 2026, down 5.9% from a year earlier, with homes selling in about 29 days and drawing about three offers on average. Zillow’s typical home value is $559,175 as of August 31, 2026, flat over the year. Redfin’s migration data shows Boston area buyers searching into Portland more than buyers from any other metro.

Median sale price, Portland (Redfin, 3 months to Aug 2026)$588,000
Days on market, Portland (Redfin)29
Homes sold in August 2026 (Redfin)236
Zillow home value index, Portland (Aug 2026)$559,175
Share of properties at severe 30-year flood risk (First Street via Redfin)6%

Sources: Redfin, Portland ME housing market, Zillow, Portland ME home values, City of Portland, rent control FAQ

How a Portland file actually gets priced

Portland comps are thin compared to a larger metro, and the peninsula and the off-peninsula neighborhoods price as separate markets. A Munjoy Hill sale does not carry a Riverton bungalow, and Deering Center is its own tier, so we build the value from closed renovated sales in the same neighborhood and style, and we look at the price per square foot the neighborhood actually supports rather than the citywide figure. Prices here have softened from last year while homes still draw several offers, so we lean on the most recent sales and discount older ones.

Most of Portland is on high ground, and Redfin’s First Street data puts about 6% of properties at severe 30 year flood risk, concentrated on the waterfront, Back Cove’s edges and low parts of East Bayside. The rules matter more than the water. Portland has a rent control ordinance that applies to rental units in the city and requires them to be registered, short term rentals are regulated, and parts of the peninsula sit in historic districts where exterior changes go through preservation review. If the exit might be a rental, underwrite it under those rules, not the ones in your spreadsheet.

Who buys your finished Portland deal

The finished Portland house sells to an owner occupant, often a household relocating from Boston, New York or Washington, or a local buyer trading up, and that buyer expects efficient heat, updated systems and a finish that fits a historic house. Condition sells here. A rental exit is possible but rent control limits increases on existing tenants, so a DSCR refinance should be underwritten on the rent the unit can carry under the ordinance, not a market rent you hope to reach later.

What happens after you apply

Apply once and the whole Portland 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 Portland

Fix and flip

10%down on a first flip
Rates
from 9.50% at 620+ credit with 2+ completed flips
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 Maine →

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 Maine →

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 Maine →

Where we lend in Portland

We broker deals across the whole Portland market. The submarkets investors ask us about most are Deering Center (04103), Back Cove and North Deering (04103), East Deering (04103), Munjoy Hill and East Bayside (04101), West End and Parkside (04102 / 04101), Libbytown and Stroudwater (04102) and Riverton (04103).

How long does a Portland 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 Maine, and the rate, origination, leverage and cash to close come back side by side. 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.

Portland hard money FAQ

Do you lend hard money in Portland?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Portland 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 Maine, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Portland?
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 Portland hard money loan close?
In Maine, 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. 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 Portland flip?
The worked example on this page is a $380,000 Portland purchase with a $90,000 rehab and a $650,000 after repair value at 700 credit, 10+ completed flips: $19,000 down (5% of the purchase) and $44,586 total cash to close, with $89,613 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 Portland?
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 Portland fix and flip loan?
The lowest credit floor among the Portland 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 Portland flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Portland 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.
Why is the Portland, Maine example an experienced investor?
The example is priced for an investor with ten or more finished flips, but you do not need a track record to get financed in Maine. In Maine 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. Set the calculator to your own experience and it reprices on the program you qualify for.
Does Portland’s rent control affect a flip?
Only if the house becomes a rental. Portland’s rent control ordinance covers rental units in the city, including a registration requirement and limits on how much rent can rise. A flip sold to an owner occupant is unaffected. A flip you plan to keep, or a two or three family sold to a landlord, has to be priced on the rent the rules allow, so check before you choose that exit.
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

Hard money near Portland: Manchester and Boston. More Maine city guides: Auburn, Bangor, Lewiston and South Portland. Or see everything we fund in Maine.

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