Hard Money Lenders Brockton, MA

Rates Starting at 10%

Offering tailored funding solutions for Massachusetts real estate investors, West Forest Capital is a hard money lender known for delivering fast results—up to $3 million per transaction. Our speed and experience have made us a top choice for those competing in Massachusetts’ aggressive property market.

You’re working with a lender—not a broker
Same-day pre-approvals available
Funding typically within 3 to 5 business days, or as fast as 1 day when needed
Loans available up to $5 million

Property Types

Lending Parameters

Loan Size	$100,000 to $5,000,000
LTC	Up to 80% of purchase price
Rehab Funding	100%
LTV	Up to 70% of the ARV
Term	Standard is 12 months. 24-36 months is available
Lien	First lien; second lien as additional collateral only
Interest Rate	10%–12.5%
Points	1.5–2% of the loan amount

Counties Covered

West Forest Capital lends in the following counties in Massachusetts:

Recently Funded Hard Money Loans in Massachusetts

Medway, MA

This Massachusetts hard money loan was a cash-out refi, the proceeds of which were used by our client to build-out ancillary commercial space that is owned by our client in the same building. The subject property, a residential condo, was purchased for $225,000 and appreciated to $290,000. Utilizing a hard money loan in Medway, MA we were able to provide a cash-out $200,000 loan at 78% LTV by including the commercial space as additional collateral. The borrower was able to pull the vast majority of his investment out of the property, leaving only $25,000 in the deal, and generating a 160% return. Our loan was later refinanced by a traditional bank.

Dedham, MA

This Boston area hard money loan was used to fix and flip a single-family house. The home was purchased after several rounds of negotiations and needed a new kitchen, bathrooms, and various cosmetic touch-ups. We provided 70% of the purchase price and 100% of the rehab costs. Our client, who had completed two other flips in the previous three years, was able to move through the project quickly. Within 4 months the entire rehab had been completed and the property was listed for sale. Demand was strong, and the property went into contact within three weeks of the listing date. Two months later, the property was sold and our loan repaid.

Boston, MA

This hard money loan was made to a foreign national purchasing a two-bedroom condo in the Back Bay neighborhood. With a light credit history and no US income, our client was not eligible for a traditional bank loan for this investment property. However, the client was able to put down a 35% down payment, and we utilized a Boston hard money loan to fund the remaining 65%. This loan also included a 6-month interest reserve. The property needed no rehab and was quickly rented out. After demonstrating 9 months of rental history, our client was able to refinance our loan into a long-term fixed DSCR loan.

Why Use a Hard Money Loan

If you need funding fast. Securing a bank loan can take considerable time, but West Forest Capital makes the process much faster. We offer approvals on the same day you apply, and funds can be disbursed in just 3–5 days. In cases of extreme urgency, we can release funds in 24 hours.
If the property isn’t stabilized. Not every investment property fits the mold banks look for. If your project involves renovations, lacks proper documentation like a CO, or hasn’t established rental history, West Forest Capital is prepared to finance what a traditional bank won’t touch.
If you have poor credit. At West Forest Capital, we understand that your credit report doesn’t tell the whole story. That’s why we look primarily at the property’s value rather than penalizing you for past financial setbacks or rigid debt-to-income ratios.
If you don’t want to take a loan in your personal name. Many banks won’t finance properties held by LLCs or investors with multiple properties. West Forest Capital specializes in working with LLCs and portfolio investors, offering hard money loans without the limitations of personal-name borrowing.

Why Choose A Brockton Hard Money Lender

We love Brockton and are proud to be a dedicated hard money lender serving this vital South Shore city! Our team knows the unique housing stock across Brockton—from multi-families near Campello Station to single-family rehabs in Montello and projects downtown. We’re aware of the property appreciation in areas like West Side and the ongoing demand from investors throughout the city. If you’re working in surrounding communities such as Easton, Stoughton, Avon, or Randolph, we’re positioned locally to support your funding needs.

But we don’t stop at Brockton’s borders. If your investment plans take you into the South Shore or further down Route 24, we can help there too. Planning a flip in Bridgewater, a rental in Taunton, or a renovation in Middleborough? You’ll have the hard money loan support you need to execute your deal without delay.

Financing your Massachusetts Investment Property

Even as other northern areas see population declines, Brockton stands out for its continued growth and economic resilience. Its proximity to Boston and strong local employment base—particularly in healthcare, logistics, and public service—keep the city attractive to both residents and businesses. Nearby institutions and community colleges also contribute to a skilled local workforce.

Brockton’s real estate market is known for its value consistency and increasing investor interest. With more buyers turning their attention to the South Shore, Brockton and surrounding towns like Stoughton and Easton are becoming hot spots for smart property investments.

Asset-backed Lender Focused on Customized Solutions

With our extensive experience in the Brockton real estate scene, West Forest Capital offers creative loan solutions customized to the needs of local investors. Because we lend based on the underlying asset, we’ve successfully funded more than 100% of the purchase and rehab costs on several fix and flip projects in the area.

For buy and hold investors in Brockton, we also provide unmatched flexibility with our industry-leading 3-year hard money loan—the longest term you’ll find on the market today.

Reach out by phone or submit an application online to get the ball rolling!

Borrower interview

Interview with our client, Mike, in Massachusetts

Tune in as we speak with Mike, a Massachusetts software engineer, who stepped into the world of real estate to build a source of passive income.

Hard Money Lender Brockton: Frequently Asked Questions

What are Hard Money Lenders?

If you’re investing in Brockton real estate, a hard money lender can offer fast, accessible funding that banks typically can’t. Unlike banks, which rely heavily on borrower credit and income, hard money lenders are asset-based—they prioritize the value of the property being financed. This allows them to fund loans quickly, often in under a week, whereas banks can take months.

This is especially useful for Brockton investors purchasing foreclosures or auction properties that require a speedy close. Hard money lenders are also willing to finance properties that are missing a Certificate of Occupancy (CO), a deal-breaker for most banks. Even if your credit isn’t perfect, you can still qualify. Many Brockton property owners also use hard money loans to refinance existing mortgages or to cash out on properties they already own.

How Do Hard Money Loans Work?

Hard money loans, including those widely used across Massachusetts, offer a fast-track solution for investors needing capital quickly—but this speed typically results in higher costs than standard bank mortgages. Interest rates generally range from 10% to 12%, with a closing cost of 2 points. Most loans last between one and two years and are structured with two funding components:

First, the acquisition portion, which covers approximately 70% to 85% of the total purchase cost.
Second, if applicable, is the rehab financing, which can fund up to 100% of the renovation work.

Renovation funds are released in arrears, meaning the borrower completes work in stages and then requests draws. For example, in a loan where $50,000 is earmarked for repairs, a borrower must finish a portion of the work—say $15,000—before that same amount is reimbursed. This process continues in intervals until the full renovation budget has been paid.

Hard money loans are versatile and often used for flipping houses, funding construction projects, or serving as short-term commercial real estate loans. To mitigate risk, these loans are capped so that the total financing—both for acquisition and rehab—does not exceed 65% of the property’s after-repair value (ARV). In competitive investment markets like Massachusetts, they offer a crucial advantage in closing quickly.

What do hard money lenders look for?

In Brockton, hard money loans are considered commercial loans, which means lenders won’t fund deals for individuals—they lend only to legal business entities like LLCs. Not to worry if you’re new to investing: forming an LLC is quick and affordable, and you can be its sole member.

When analyzing a property in Brockton, hard money lenders consider both the price you’re paying and the property’s projected After Repair Value (ARV). To get funded, you’ll likely need to buy the property at or below current market rates. If you’re also borrowing for rehab, the lender will expect the work to follow an agreed-upon timeline. A clean title is mandatory, and any liens or legal issues involving the LLC or the property must be resolved before you can receive funding.

Lenders in Brockton want your real estate investment to succeed. They’ll assess the full financial picture to confirm that the final value of the property comfortably exceeds the combined expenses—purchase, repairs, interest, closing costs, and more. With a solid profit margin built in, everyone wins: you get a return on your project, and the lender gets repaid.

What is hard money used for?

Hard money financing is frequently used in real estate when time constraints, property conditions, or borrower profiles make conventional bank loans unworkable. Here are some of the most common applications:

To acquire and rehab distressed residential properties that traditional lenders won’t touch. These are often properties bought below market value and renovated for resale—a process known in the industry as “fix and flip.”
To buy and improve a property with plans to hold it as a rental. After renovation and successful leasing, the asset is considered stabilized and may then qualify for a conventional refinance at better rates.
To complete a real estate deal or construction project on a timeline that banks cannot meet—such as bidding at a foreclosure auction or closing under pressure. Hard money lenders can often deliver funds within a week.
To execute a quick cash-out refinance using an already-owned property, enabling the investor to access capital tied up in the asset without the delays of bank underwriting.
To refinance an existing loan that’s about to mature, providing the borrower a stopgap solution while planning the next phase of financing.
To buy out a joint owner or family member in order to gain sole control of a property. A hard money loan provides the upfront funds quickly, with plans to refinance once the title is fully in the borrower’s name.