Hard Money Lenders in South Portland, ME | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inSouth Portland, Maine

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

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

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
7-30
Days to fund, by program
100%
Of rehab funded, released in draws
9.50%
Rates from, in Maine, with 2+ completed flips
Run the numbers

Price a South Portland deal right now

Prefilled with a realistic South Portland deal. Change any number and it reprices instantly on the lanes licensed in Maine, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in South Portland

South Portland sits across the Fore River from Portland’s peninsula, close enough to see it, and it gives buyers Portland access at a step down in price. A lot of its housing went up fast during the Second World War, when the shipyards built Liberty ships here, so neighborhoods like Redbank, Thornton Heights and Cash Corner are full of small capes and bungalows. Near the water, Ferry Village, Willard Square and Knightville have older cottages and colonials and some of the city’s highest prices.

South Portland is a small house market. Many homes are compact wartime capes, and the flips that work add space and efficiency: a dormer for a second bath, a finished basement, heat pumps in place of oil, insulation in walls that never had it. Buyers here are comparing you to Portland, so the finish should feel like Portland at a South Portland price. Inventory is thin, so the purchase is the hard part.

A real term sheet

What a South Portland deal looks like on paper

South Portland example: $380,000 purchase, $80,000 rehab, $640,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1940s shipyard era cape in Redbank or Thornton Heights with an oil furnace, a small kitchen, a single bath and room to add a dormer. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$414,000
Cash to close$72,729
Proof of funds to show$113,408
Where the $72,729 goes
  • Down payment (10% of purchase plus rehab)You$46,000
  • Origination (2.13%)Lender$8,798
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$4,140
  • Title and closing (estimate at Texas rates)Title$4,381
  • Prepaid interest (15 days)Lender$1,700
  • Property insuranceInsurer$4,370
  • AppraisalAppraiser$550

Interest while you rehab: $2,781 a month on the $334,000 funded at closing, $3,447 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $20,679 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in South Portland

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+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% 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.
  2. 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.
  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% 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.

What we check first

Where South Portland prices sit right now

Before we price a South 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 South Portland median sale price at $537,000 over the three months through September 2026, down 2.2% from a year earlier, while the median price per square foot rose 8.7%. Homes sold in about 25 days, and there were 99 sales in September.

Median sale price, South Portland (Redfin, 3 months to Sep 2026)$537,000
Days on market, South Portland (Redfin)25
Homes sold in September 2026 (Redfin)99
Share of properties at severe 30-year flood risk (First Street via Redfin)7%

Sources: Redfin, South Portland ME housing market

Underwriting

How a South Portland file actually gets priced

Comps are tight but local. The neighborhoods near Willard Beach and Ferry Village price well above the capes by the Maine Mall, so we stay inside the same neighborhood and the same house size. Adding a bedroom or bath changes the comp set, and the appraiser will want permits closed before the value counts. Prices have been flat to slightly down while price per square foot rose, which tells you the finished, efficient house is what holds value.

Redfin’s First Street data puts about 7% of South Portland properties at severe 30 year flood risk, along the harbor in Ferry Village and Knightville and the low ground near the marshes. The city also has an active oil terminal and tank farm presence along the waterfront that some buyers ask about. South Portland restricts short term rentals in residential neighborhoods, so do not count on a vacation rental exit without checking the city’s rules for the exact lot.

The exit

Who buys your finished South Portland deal

The finished South Portland house sells to Portland area households and buyers relocating from Boston and beyond who want a shorter commute and a yard. They pay for efficient heat, a second bath and a good kitchen. A long term rental exit works on a DSCR loan, but run it on long term rent, not nightly rent, because of the city’s short term rental limits.

After you apply

Your whole loan, in one portal

Apply once and the whole South 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in South Portland

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in South Portland.

0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV · 10% down from 9.99% at 660+ credit on a first flip

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.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in South Portland

We broker deals across the whole South Portland market. These are the submarkets investors ask us about most:

Ferry Village and Willard Square (04106)Knightville and Meetinghouse Hill (04106)Pleasantdale and Cash Corner (04106)Redbank and Thornton Heights (04106)Ligonia and Loveitts Field (04106)Country Club and the Maine Mall side (04106)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Maine, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

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.

Questions

South Portland hard money FAQ

Do you lend hard money in South Portland?
Yes. Capital Kings is a broker, not a direct lender, so we shop your South 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 South 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 South 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 South Portland flip?
The worked example on this page is a $380,000 South Portland purchase with a $80,000 rehab and a $640,000 after repair value at 730 credit, first flip: $46,000 down (10% of purchase plus rehab) and $72,729 total cash to close, with $113,408 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 South 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 South Portland fix and flip loan?
The lowest credit floor among the South 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 South Portland flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a South 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.
Can I turn a South Portland flip into a short term rental?
Probably not as a non owner occupied rental in a residential zone, since South Portland restricts short term rentals in its neighborhoods. Check the city’s current rules for the specific address before you buy. If you plan to hold, price a DSCR loan on long term rent instead.
Do I need flips under my belt to finance a South Portland deal?
No. In Maine a first flip can be priced at 10% down with 660+ credit (from 9.99%). The worked example on this page is priced as a first deal. 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.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your South Portland deal →
Keep reading

Before you sign anything

Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Hard money in Portland →Hard money in Lewiston →All Maine coverage →

Ready to fund your South Portland deal?

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