Broker, not a lenderHard Money Lenders inRochester, New York
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 York, using the same engine behind our term sheets.
Financing a deal in Rochester
Rochester is one of the hottest small housing markets in the country, which surprises investors who remember it as the city Kodak left. Redfin scores it most competitive: houses draw several offers and go under contract in about ten days. The stock is early 1900s colonials, foursquares and two-families on tree-lined grids like the 19th Ward and Maplewood. Before anything else, know that our only New York fix and flip program needs five or more completed flips, so this is a page for seasoned flippers.
The Rochester problem isn’t selling, it’s buying. With listings going in days and bidding wars common, the flip deal is usually found off market: estates, tired landlords selling a two-family, tax-foreclosure leftovers. The retail buyer on the other end is paying up, so a finished house here tends to sell over list. That squeezes the buy side, and it’s where we push back. We want your ARV built from what the house will appraise at, not from how high a bidding war might run.
What a Rochester deal looks like on paper
Rochester example: $110,000 purchase, $50,000 rehab, $225,000 after repair value, 730 credit, 10 or more flips completed. The engine puts that borrower on the 5% Down, 5+ Flips program at 9.99%. Think a 1920s colonial off Culver Road in North Winton Village: kitchen, one bath, windows, electrical update and a clean lead clearance. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5%)You$5,500
- Origination (2%)Lender$3,090
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,099
- Prepaid interest (15 days)Lender$634
- Property insuranceInsurer$1,520
- AppraisalAppraiser$550
Interest while you rehab: $870 a month on the $104,500 funded at closing, $1,286 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,717 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 |
|---|---|---|---|---|---|---|---|---|
| 5% Down, 5+ Flips1 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
- 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 Rochester comps say
Redfin puts the Rochester median sale price at $200K for the three months ending August 2026, up 8.0% on a year earlier, with homes selling in about 10 days. Zillow’s home value index for the city is $247,040 (updated 8/31/2026) and average rent is $1,476. Some of the classic flip pockets sit far below the city figure: Zillow has Dutchtown at $89,398 and Edgerton at $105,221.
| Median sale price, Rochester (Redfin, 3 months to Aug 2026) | $200,000 |
| Days on market, Rochester (Redfin) | 10 |
| Zillow home value index, Rochester (Aug 2026) | $247,040 |
| Average rent, Rochester (Zillow, Aug 2026) | $1,476 |
| Zillow home value index, Edgerton | $105,221 |
Sources: Redfin, Rochester housing market · Zillow, Rochester home values · City of Rochester, 2026 changes to inspection requirements (lead paint)
How a Rochester file actually gets priced
In a market this tight, a Rochester appraisal can lag the contract price, because the appraiser only has closed sales and the closed sales are a few months old. We set the ARV from renovated houses in the same neighborhood, not across the river, and we treat an over-list sale as supportive, not as the new baseline. Two-families in the 19th Ward and Edgerton get looked at on rent too. Pre-1978 houses need a lead plan in the scope, because the city ties lead inspections to its Certificate of Occupancy process.
Rochester has one of the oldest lead laws in the country, and in 2026 the city folded New York’s new lead rental registry into its renewable Certificate of Occupancy. One and two unit rentals now need a C of O inspection every three years instead of every six. If there is any chance the house ends up rented, the lead work isn’t optional. Beyond lead, expect the Rochester basics: stone or block foundations with water in the basement, original slate or three-tab roofs at the end of their life, and old sewer laterals under big trees.
Who buys your finished Rochester deal
The finished Rochester house sells to an owner-occupant, often someone working at the University of Rochester, its medical center, RIT or Wegmans, and often against competing offers. Keep the finish level in line with the block, because the appraiser won’t follow a luxury kitchen in Beechwood. A two-family can go to a house hacker or be held. With Zillow showing average rents near fifteen hundred a month, a DSCR refinance (a rental loan qualified on the rent) can pencil on a well-bought double.
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 York, 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
2 to 3 weeks typical with attorney closings. We stay on the attorneys, 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?
Does Rochester’s lead law affect a fix and flip loan?
Why do New York flips need five completed deals?
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.