Hard money loan calculator.
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 annualised 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%
- Cash in at close (excl. fees)
- $225,000
- Monthly interest (interest-only)
- —
- Interest over 12 months
- —
- Balloon at exit (principal)
- $525,000
Who gets paid what
- Lender points
- —
- Third-party fees
- —
- Broker compensation
- —
- Total paid at close
- —
What this property supports
| LTV | Loan | Cash in |
|---|---|---|
| 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 amortised. 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 sheetWhat “hard money” actually means.
Hard 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 75% ARV |
NexWin Capital Corp. arranges this financing through third-party lenders. Full terms sit on the acquisition programme and the purchase-and-rehab programme. NMLS 2743839 · DFPI Financing Law License 60DBO-211586
Hard money questions, answered.
How do you calculate hard money loan payments?
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 amortised 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.
How much do I need to put down on a hard money loan?
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.
How hard is it to get a hard money loan?
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.
What is the typical interest rate on a hard money loan?
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.
Why is the effective cost higher than the rate I was quoted?
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 twenty-fifth of the time, so annualised they are enormous. The calculator shows the note rate and the effective annualised cost side by side. Shorten the hold and the gap widens; extend it and the effective cost falls toward the rate.
Is this calculator a loan offer?
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 is the only thing that sets real numbers.