Broker, not a lenderHard Money Lenders inRochester, New Hampshire
Fix and flip, DSCR rental and new construction financing for Rochester 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 Rochester deal right now
Prefilled with a realistic Rochester deal. Change any number and it reprices instantly on the lanes licensed in New Hampshire, using the same engine behind our term sheets.
Financing a deal in Rochester
Rochester is the inland, more affordable end of the Seacoast, up the Spaulding Turnpike from Dover. It is a former shoe and textile town whose downtown, East Rochester and Gonic villages are full of older worker housing, small multifamily and mill era singles, with postwar ranches and capes and newer subdivisions on the edges. An aerospace composites plant and its suppliers keep jobs in town, and Seacoast buyers who cannot afford Dover or Portsmouth keep coming north.
Rochester is where Seacoast price growth spills over, and the deals that work are older homes bought below the neighborhood’s renovated value. The village housing in East Rochester and Gonic is old and plain, and it takes a disciplined budget: roof, windows, heat, electrical, septic in the rural pockets. The ranches and capes are cleaner cosmetic flips. Watch the ceiling: Rochester buyers are price sensitive, so overbuilding the finish costs you.
What a Rochester deal looks like on paper
Rochester example: $260,000 purchase, $60,000 rehab, $440,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1950s ranch off Route 125 with a failing roof, original windows, a dated kitchen and bath and hardwood under the carpet. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (10% of purchase plus rehab)You$32,000
- Origination (2.13%)Lender$6,120
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,880
- Title and closing (estimate at Texas rates)Title$3,759
- Prepaid interest (15 days)Lender$1,182
- Property insuranceInsurer$3,040
- AppraisalAppraiser$550
Interest while you rehab: $1,898 a month on the $228,000 funded at closing, $2,398 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $14,386 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 Rochester
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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 Rochester prices sit right now
Before we price a Rochester 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 Rochester median sale price at $410,000 over the three months through September 2026, up 5.2% from a year earlier, with homes selling in about 36 days and 112 sales in September.
| Median sale price, Rochester (Redfin, 3 months to Sep 2026) | $410,000 |
| Days on market, Rochester (Redfin) | 36 |
| Homes sold in September 2026 (Redfin) | 112 |
| Share of properties at severe 30-year flood risk (First Street via Redfin) | 2% |
Sources: Redfin, Rochester NH housing market
How a Rochester file actually gets priced
Rochester has a decent volume of sales, but the range is wide, from village multifamily to new construction on the outskirts. We comp renovated singles against renovated singles in the same part of the city and keep new builds out of the set, because a 2020s colonial does not support a 1950s ranch. Homes on well and septic need those systems inspected, since a lender and an appraiser will both ask.
Redfin’s First Street data puts about 2% of Rochester properties at severe 30 year flood risk, mainly along the Cocheco and Salmon Falls rivers. Outside the city sewer area, septic and well condition is the bigger unknown, so order those inspections inside your contract period. Winter slows exterior work, and New Hampshire’s transfer tax is charged on both sides of a sale, so a flip pays it twice.
Who buys your finished Rochester deal
The Rochester buyer is usually a first time owner or a young family on FHA, VA or conventional financing, often working on the Seacoast and commuting down the Spaulding. They want a clean, updated house at a payment that beats rent, and they will pass on a house that feels overpriced for the town. Small multifamily downtown and in East Rochester sells to local landlords, and the rent levels make a DSCR hold worth pricing.
Your whole loan, in one portal
Apply once and the whole Rochester 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 Rochester
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Rochester.
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 Rochester
We broker deals across the whole Rochester 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 New Hampshire, 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
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.
Rochester hard money FAQ
Do you lend hard money in Rochester?
Which fix and flip programs apply in Rochester?
How fast can a Rochester hard money loan close?
How much do I need to bring to close on a Rochester flip?
Do you fund the rehab budget in Rochester?
What credit score do I need for a Rochester fix and flip loan?
Can I refinance a Rochester flip into a rental loan?
Can a first time investor get a flip loan in Rochester, NH?
Is this the same Rochester as Rochester, New York?
Before you sign anything
Ready to fund your Rochester deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.