A hard money loan calculator prices short-term real estate debt against the property rather than the borrower's income. Enter the value, the leverage you expect, and the rate and points your lender quoted, and it returns the loan amount, the interest-only monthly cost, the fees payable at close, and the effective annualized cost of the capital. That last figure is the one that matters: points and fees are paid once but earned over a short hold, so the true cost of a hard money loan usually sits well above the rate on the term sheet.
Buy or refinance
$525,000
at 70% ltv · ceiling $562,500 at 75%
On a purchase that is the cash you bring; on a refinance it is the equity left in the property once the new loan is in place.
Who gets paid what
Break-even at exit, debt side
Principal repaid at exit, plus the interest carried over the term, plus everything paid at close — the debt side only, before your own equity, rehab budget and selling costs. To model the whole flip — purchase, rehab, holding costs and profit — use the fix and flip calculator.
What this property supports
| LTV | Loan | Your equity |
|---|---|---|
| 60% | $450,000 | $300,000 |
| 65% | $487,500 | $262,500 |
| 70% | $525,000 | $225,000 |
| 75% | $562,500 | $187,500 |
Enter the rate and points from your term sheet to see the interest lines and the true cost of the capital. Everything above is already calculated without them.
Interest-only, as short-term debt normally is, so principal is repaid at exit rather than amortized. Estimates from the figures you entered — not an appraisal, quote, pre-approval, offer or commitment to lend. NexWin Capital Corp. arranges financing through third-party lenders and does not set rates.
Get a real term sheetHard money is the umbrella term for short-term real estate lending secured by the property itself rather than the borrower’s income. It is a description of how a loan is underwritten, not a product name — which is why the same capital appears under other labels depending on what it is doing.
| When it is used | Loan size | Term | Leverage |
|---|---|---|---|
| Buy or refinance | $250K – $20M | 6 – 24 mo | Up to 75% LTV |
| Buy and rehab | $100K – $3M | 6 – 18 mo | Up to 80% ARV |
Yes — hard money loan calculator, hard money lender calculator and hard money mortgage calculator all describe the same arithmetic, and this one covers it. The naming varies because the loan does: it is a mortgage in the sense that the property secures it, and it comes from a private lender rather than a bank. Whichever phrase you searched, the numbers you need are the loan amount, the interest-only payment, the points and fees due at close, and the effective annual cost once those fees are spread over a short hold.
Hard money is almost always interest-only, so the monthly payment is the loan balance multiplied by your annual rate and divided by twelve — the principal is repaid in full at exit rather than amortized down. Take the loan amount, multiply by the rate on your term sheet, divide by twelve, and that is the monthly cost. Points and fees sit outside that payment and are settled at close.
The gap between the purchase price and the loan, plus the costs due at close. Leverage is set against the property rather than your income: on an as-is purchase the loan is a percentage of current value, and on a rehab deal it is a percentage of the after-repair value with the construction budget drawn as work completes. The ladder in the calculator shows the cash required at each leverage point.
Easier than a bank loan and faster, because the property and the exit carry the file rather than tax returns and employment history. What a lender actually underwrites is whether the asset supports the debt and whether your plan to repay is credible — a sale, a refinance, or a completed project. A weak exit is the usual reason a file that looks strong on paper does not fund.
NexWin Capital Corp. places lender capital rather than setting the price, so we will not publish a number that would read as a quote. What moves it is straightforward: leverage against the property, the length of the hold, the condition of the asset, and how credible the exit is. Use the rate from a term sheet you have actually been given — the calculator above is built to take yours as an input.
Because points and fees are paid once but earned over a short term. Two points on a six-month loan cost the same dollars as two points on a thirty-year mortgage, spread over one sixtieth of the time, so annualized they are enormous. The calculator shows the note rate and the effective annualized cost side by side. Shorten the hold and the gap widens; extend it and the effective cost falls toward the rate.
Most look, few decide on it. Hard money underwriting is asset-and-exit first: whether the property supports the debt and whether the sale or refinance that repays it is credible. NexWin Capital Corp. does not publish a minimum score because its lending partners set their own criteria deal by deal — a strong asset with a weak score is a conversation, not an automatic no.
Usually, and the term sheet is what governs it. Some lenders charge a prepayment penalty or a minimum-interest clause, meaning a floor on the interest they earn even if you exit in the first months; others charge nothing. If your plan is a fast flip, ask for the prepayment language before you sign rather than after — it changes which quote is actually cheaper.
The principal comes due in one payment. If the exit is ready — the sale has closed or the refinance funds — the loan pays off and the file ends. If the exit slips, the usual paths are an extension for a fee, negotiated at term-sheet stage or in the final months, or a refinance into another facility. What a lender will not do is quietly wait, so raise a slipping exit early.
No. It is arithmetic that runs in your browser and nothing is submitted when you use it. The figures are estimates for planning, not an appraisal, quote, pre-approval, offer or commitment to lend. A term sheet from a lender NexWin Capital Corp. places you with is the only thing that sets real numbers.
The two are different instruments, not cheaper and dearer versions of the same one. A bank prices years of amortizing debt against your income; hard money prices months of debt against a property and a plan to exit it. Every practical difference follows from that.
| Dimension | Hard money | A bank loan |
|---|---|---|
| What sizes the loan | The property and the deal — purchase price, rehab budget, after-repair value | Your income — tax returns, employment history, debt-to-income |
| What repays it | The exit — a sale or a refinance, in one payment | Monthly income, amortizing over years |
| The term | Months, set by the plan | Years, set by the product |
| The calendar | A shorter file, built for closings a bank calendar cannot hit | Verification, appraisal and committee cycles set the pace |
| The price | Higher — the premium buys the calendar and the certainty | Lower, for the borrower with the income file and the time |
The honest corollary: if you have the income file and the deal can wait for a bank’s calendar, bank money is cheaper and you should use it. Hard money is for the deal that cannot wait, the property that does not qualify yet, or the file where the asset is the story rather than the income. NMLS 2743839 · DFPI Financing Law License 60DBO-211586
Send the scenario either way. If the quote you hold is competitive a broker will say so, and if it is not you will hear that too, typically in 1-3+ business days.
NexWin Capital Corp. is a licensed California mortgage broker. It arranges financing through third-party lending partners and does not lend, underwrite or set rates. The financing these tools model is business-purpose credit on investment property, not consumer credit. Nothing here is an offer or a commitment to lend.