Broker, not a lenderHard Money Lenders inSmyrna, Delaware
Fix and flip, DSCR rental and new construction financing for Smyrna 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 Smyrna deal right now
Prefilled with a realistic Smyrna deal. Change any number and it reprices instantly on the lanes licensed in Delaware, using the same engine behind our term sheets.
Financing a deal in Smyrna
Smyrna sits right on the line between New Castle and Kent counties, halfway between Wilmington and Dover, and Route 1 makes it a commuter town in both directions. The housing is a mix: 18th and 19th century houses downtown, 1960s and 1970s ranches around Lake Como, and newer subdivisions on the edges of town. It’s smaller and quieter than Middletown to the north, and usually cheaper. In Delaware a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 15% down from 9.00% with 2+ 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.
Smyrna is a small market, so a handful of sales moves the numbers. Redfin has the median up on a year ago, but homes are taking noticeably longer to sell than they did last year. That’s the part to plan around: carry costs. A flip here should be bought so that it still works if the house sits a couple of extra months, and priced against what actually closed nearby, not against Middletown.
What a Smyrna deal looks like on paper
Smyrna example: $230,000 purchase, $55,000 rehab, $395,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1970s rancher near Lake Como: kitchen and bath, flooring, a new septic or sewer repair if the inspection calls for it, and a heat pump. 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$28,500
- Origination (2.13%)Lender$5,451
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,565
- Title and closing (estimate at Texas rates)Title$3,603
- Prepaid interest (15 days)Lender$1,053
- Property insuranceInsurer$2,708
- AppraisalAppraiser$550
Interest while you rehab: $1,677 a month on the $201,500 funded at closing, $2,135 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $12,812 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 Smyrna
| 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 Smyrna prices sit right now
Before we price a Smyrna 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 Smyrna median sale price at $345K for the three months ending September 2026, up 7.7% on a year earlier, with homes selling in about 56 days against 33 a year ago.
| Median sale price, Smyrna DE (Redfin, 3 months to Sep 2026) | $345,000 |
| Change on a year earlier (Redfin) | Up 7.7% |
| Days on market, Smyrna DE (Redfin) | 56 |
Sources: Redfin, Smyrna DE housing market · Town of Smyrna, Permits and Inspections
How a Smyrna file actually gets priced
With few sales each month, the Smyrna ARV leans on a wider search: renovated ranches and colonials in town and in Clayton, sold within the last six months or so, adjusted for lot and garage. We don’t borrow Middletown or Dover comps unless the appraiser would. As everywhere in Delaware, a Delaware attorney runs the settlement, and on older downtown houses the title work can take longer.
Older Smyrna houses can sit on well and septic or on aging sewer connections, so get the systems inspected before you set the budget. Duck Creek and the low ground east of town carry flood zones. Downtown houses in the historic district may need review for exterior changes. And if you rent the house, Smyrna requires a rental license before anyone moves in, after an inspection of a vacant, clean unit with every utility on.
Who buys your finished Smyrna deal
The Smyrna buyer is often a commuter who works in Dover or around Wilmington and wants a yard and a lower price than New Castle County. Many are first-time buyers using FHA, USDA or VA financing, so the house has to pass a lender’s condition checks. As a rental, a licensed Smyrna ranch can be refinanced into a DSCR loan (a rental loan qualified on the rent), which is a fair fallback if the resale slows.
Your whole loan, in one portal
Apply once and the whole Smyrna 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 Smyrna
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Smyrna.
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 Smyrna
We broker deals across the whole Smyrna 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 Delaware, 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.
Smyrna hard money FAQ
Do you lend hard money in Smyrna?
Which fix and flip programs apply in Smyrna?
How fast can a Smyrna hard money loan close?
How much do I need to bring to close on a Smyrna flip?
Do you fund the rehab budget in Smyrna?
What credit score do I need for a Smyrna fix and flip loan?
Can I refinance a Smyrna flip into a rental loan?
Why does the Smyrna example assume a longer hold?
Do I need a rental license if a Smyrna flip turns into a rental?
Before you sign anything
Ready to fund your Smyrna deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.