Broker, not a lenderHard Money Lenders inWheeling, West Virginia
Fix and flip, DSCR rental and new construction financing for Wheeling 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 Wheeling deal right now
Prefilled with a realistic Wheeling deal. Change any number and it reprices instantly on the lanes licensed in West Virginia, using the same engine behind our term sheets.
Financing a deal in Wheeling
Wheeling is the Northern Panhandle’s old industrial city on the Ohio River, with some of the best Victorian architecture in the state, a downtown that has been coming back, and a hospital system, natural gas industry and Oglebay Park keeping it going. Prices are low and the houses are big for the money. The flip stock is late 1800s and early 1900s brick and frame homes in North Wheeling, Woodsdale, Edgwood and Elm Grove, and smaller worker houses in Warwood and East Wheeling.
The Wheeling deal is decided by buying the right block. Neighborhoods here can turn from restored Victorians to vacant houses in a few streets, and a finished flip on a weak block will not appraise no matter how nice the inside is. Woodsdale, Edgwood and Elm Grove hold value best. Prices have been rising this year and houses have been selling quickly, which helps, but the ceiling is still low, so the scope has to match what Wheeling buyers can borrow.
What a Wheeling deal looks like on paper
Wheeling example: $95,000 purchase, $45,000 rehab, $190,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1910s brick house in Woodsdale, 26003: a new roof, rewiring, a high efficiency furnace, a kitchen and a bath, with the woodwork and front porch restored. 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$14,250
- 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$2,957
- Prepaid interest (15 days)Lender$490
- Property insuranceInsurer$1,330
- AppraisalAppraiser$550
Interest while you rehab: $639 a month on the $80,750 funded at closing, $994 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $5,967 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 Wheeling
| 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 Wheeling prices sit right now
Before we price a Wheeling 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 Wheeling median sale price at $170,000 for the three months ending September 2026, up 10.9% from a year earlier, with homes selling after 26 days on the market on average.
| Median sale price, Wheeling (Redfin, 3 months to Sep 2026) | $170,000 |
| Change from a year earlier (Redfin) | +10.9% |
| Average days on market, Wheeling (Redfin) | 26 |
Sources: Redfin, Wheeling housing market
How a Wheeling file actually gets priced
We comp Wheeling by neighborhood and by house type, and we keep Wheeling Island separate, because its flood exposure sets it apart. Big old houses can carry more square footage than the market pays for, so we look at price per house, not just price per foot. Appraisers here lean on a modest number of sales and may go back several months. The condition of the roof, the masonry and the heating system moves the value more than finishes do.
Wheeling Island and low streets along Wheeling Creek flood, and the island has no floodwall, so check flood zones and price insurance before you buy. Steep hillside lots bring slips and retaining wall failures, and older coal mining across the region makes mine subsidence coverage worth asking about. Many houses still have slate roofs, box gutters, knob and tube wiring and lead paint. West Virginia requires licensed contractors once a job passes a modest size, and the city runs code enforcement on vacant structures.
Who buys your finished Wheeling deal
The finished Wheeling house sells to hospital staff, natural gas and pipeline workers, local families and a few buyers coming from the Pittsburgh area for the prices. Many use FHA, VA or USDA loans, so finish to their condition rules. Restored Victorians in the better neighborhoods attract buyers who value character. Rents are steady at these purchase prices, which makes a DSCR refinance a practical fallback.
Your whole loan, in one portal
Apply once and the whole Wheeling 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 Wheeling
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Wheeling.
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 Wheeling
We broker deals across the whole Wheeling 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 West Virginia, 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.
Wheeling hard money FAQ
Do you lend hard money in Wheeling?
Which fix and flip programs apply in Wheeling?
How fast can a Wheeling hard money loan close?
How much do I need to bring to close on a Wheeling flip?
Do you fund the rehab budget in Wheeling?
What credit score do I need for a Wheeling fix and flip loan?
Can I refinance a Wheeling flip into a rental loan?
Is Wheeling Island a good place to flip?
Can a first-time flipper get a loan in Wheeling?
Before you sign anything
Ready to fund your Wheeling deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.