Broker, not a lenderHard Money Lenders inWilmington, Delaware
Fix and flip, DSCR rental and new construction financing for Wilmington 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 Wilmington deal right now
Prefilled with a realistic Wilmington 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 Wilmington
Wilmington is Delaware’s only big city, and it’s a brick rowhouse town. Most of the flip stock was built between about 1890 and 1930 for the workers of the mills and rail yards along the Christina and the Brandywine, and it sits in tight grids on the West Side, the East Side and around Little Italy. Redfin has the city median up double digits on a year ago. Here’s where the financing stands: 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.
Wilmington prices change block to block more than almost anywhere we lend. Trolley Square and the Highlands carry prices that much of the East Side and Southbridge never see, and a row a few streets off Union Street can be worth far less than one on it. The deals that work buy a tired row in Hilltop, Browntown or Canby Park, where buyers already want to be, and finish it to the street’s level. We ask which block before we ask anything else.
What a Wilmington deal looks like on paper
Wilmington example: $125,000 purchase, $60,000 rehab, $255,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1910s brick rowhouse in Hilltop: new kitchen and bath, a furnace and water heater, an electrical update, and a rear wall and roof that finally stop leaking. 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$18,500
- Origination (2.13%)Lender$3,538
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,159
- Prepaid interest (15 days)Lender$684
- Property insuranceInsurer$1,758
- AppraisalAppraiser$550
Interest while you rehab: $887 a month on the $106,500 funded at closing, $1,386 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $8,317 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 Wilmington
| 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 Wilmington prices sit right now
Before we price a Wilmington 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 Wilmington median sale price at $258K for the three months ending September 2026, up 12.1% on a year earlier, with homes selling in about 40 days and around two offers each.
| Median sale price, Wilmington (Redfin, 3 months to Sep 2026) | $258,000 |
| Change on a year earlier (Redfin) | Up 12.1% |
| Days on market, Wilmington (Redfin) | 40 |
Sources: Redfin, Wilmington DE housing market · City of Wilmington, Residential Rental Property Program · Offit Kurman, the Delaware attorney closing requirement
How a Wilmington file actually gets priced
We build the Wilmington ARV from renovated rows on the same or the next block, sold in the last few months, and we don’t borrow comps from the suburbs in Brandywine Hundred or Pike Creek, which an appraiser won’t use for a city row. Twins and end units get compared to twins and end units. Every Delaware settlement has to be run by a Delaware attorney, so the title search, the payoff of any old city liens and the closing all go through a law office. Open code cases and unpaid water bills show up there, and they come off the price, not out of your pocket.
Rowhouse problems are shared problems in Wilmington: party walls, flat or low-slope roofs, and rear additions that pull away from the main house. Southbridge and the low blocks near the Christina sit near the river, so pull the flood zone before you bid. If the plan could ever turn into a rental, Wilmington requires a residential rental license renewed every year, runs inspections on a two or five year cycle depending on the unit count, and requires an owner who lives outside New Castle County to hire a property manager.
Who buys your finished Wilmington deal
The finished Wilmington row sells mostly to first-time buyers: hospital and bank employees, state and county workers, and young buyers who want a walkable street at a price Philadelphia’s close-in neighborhoods passed years ago. Keep the finish level in line with the block. If the retail spread is thin, Wilmington rents are steady, and a licensed row can be refinanced into a DSCR loan (a rental loan qualified on the rent, not your income) and held.
Your whole loan, in one portal
Apply once and the whole Wilmington 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 Wilmington
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Wilmington.
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 Wilmington
We broker deals across the whole Wilmington 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.
Wilmington hard money FAQ
Do you lend hard money in Wilmington?
Which fix and flip programs apply in Wilmington?
How fast can a Wilmington hard money loan close?
How much do I need to bring to close on a Wilmington flip?
Do you fund the rehab budget in Wilmington?
What credit score do I need for a Wilmington fix and flip loan?
Can I refinance a Wilmington flip into a rental loan?
Do I need a Delaware attorney to close a Wilmington flip?
Can I flip my first house in Wilmington with a hard money loan?
Before you sign anything
Ready to fund your Wilmington deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.