Broker, not a lenderHard Money Lenders inReading, Pennsylvania
Fix and flip, DSCR rental and new construction financing for Reading 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 Reading deal right now
Prefilled with a realistic Reading 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 Reading
Reading is a city of brick rowhouses, block after block of them, built when the railroad and the mills made it one of Pennsylvania’s industrial centers. Prices are among the lowest of any city its size in the state, and houses sell fast: Redfin has them drawing several offers and going in under two weeks. In Pennsylvania a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 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 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.
Reading is a volume buyer’s market. Rows are cheap and plentiful, but prices have been flat for a year, so a Reading flip makes its money on the buy and the budget, not on appreciation. The renovated house sells to an owner occupant, often a first-time buyer, and the price ceiling for a row is real. We look for houses with sound roofs, rear walls and party walls, because a Reading rehab that turns structural eats the margin fast.
What a Reading deal looks like on paper
Reading example: $120,000 purchase, $50,000 rehab, $245,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1910s brick row in Northeast Reading: new kitchen and bath, a furnace, electric and plumbing updates, and a rear porch and roof rebuilt. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$18,000
- 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$3,087
- Prepaid interest (15 days)Lender$593
- Property insuranceInsurer$1,615
- AppraisalAppraiser$550
Interest while you rehab: $807 a month on the $102,000 funded at closing, $1,202 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,212 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 Reading
| 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% | 70% of ARV | 12 months | 5-14 days |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips5 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- 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 Reading prices sit right now
Before we price a Reading 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 Reading median sale price at $200K for the three months ending September 2026, up 0.2% on a year earlier. Homes sell in about 11 days and draw around 3 offers.
| Median sale price, Reading (Redfin, 3 months to Sep 2026) | $200,000 |
| Change on a year earlier (Redfin) | Up 0.2% |
| Days on market, Reading (Redfin) | 11 |
Sources: Redfin, Reading housing market · Spotlight PA, Reading building safety and inspection guide
How a Reading file actually gets priced
The Reading ARV is set from renovated rows on nearby blocks, sold in the last few months, with porch-front rows compared to porch-front rows and the bigger Centre Park houses on their own. Suburban sales in Wyomissing or Muhlenberg Township don’t carry a city row. Expect the appraiser to stay close to what renovated rows have actually closed for, and if the house was rented, we check its city registration and inspection history.
Old rowhouses here share walls, roofs and problems. A 2025 rowhouse collapse in Reading put building safety in the news, and it’s a fair reminder to have the structure looked at before you buy. Reading requires rentals to be registered and inspected periodically by its property maintenance division, and absentee owners generally need a local agent. Expect lead paint, old wiring, flat roofs and rear additions that have pulled away from the house.
Who buys your finished Reading deal
The Reading buyer is a local family or first-time buyer, many using FHA or state housing agency loans, often working in health care, logistics or manufacturing around Berks County. They need a house that passes inspection and appraises cleanly. Rents are high against the purchase price, which makes the hold a real option: a licensed row can be refinanced into a DSCR loan (a rental loan qualified on the rent).
Your whole loan, in one portal
Apply once and the whole Reading 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 Reading
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Reading.
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 Reading
We broker deals across the whole Reading 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
5-14 days to fund. We stay on title and the lender through funding.
Reading hard money FAQ
Do you lend hard money in Reading?
Which fix and flip programs apply in Reading?
How fast can a Reading hard money loan close?
How much do I need to bring to close on a Reading flip?
Do you fund the rehab budget in Reading?
What credit score do I need for a Reading fix and flip loan?
Can I refinance a Reading flip into a rental loan?
Are Reading rowhouses a good first flip?
Do I need to register a Reading flip as a rental?
Before you sign anything
Ready to fund your Reading deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.