Hard Money Lender in Patchogue, NY
Rates Starting at 10%
West Forest Capital is your trusted hard money lender in Patchogue, NY, offering up to $3 million in fast funding for real estate investors. With fast approvals and efficient service, we help you close deals quickly and confidently in Patchogue, NY.
- All loans are funded in-house, without the need for outside brokers.
- Receive pre-approvals on the same day you apply.
- Closings are usually completed in 3 to 5 business days, with 24-hour funding available for emergencies.
- We offer funding for deals up to $5 million when needed.
The Trust We've Earned
Property Types
- Multi-family
- Single-family Investment Properties
- Condominiums
- Apartments
- Co-ops
- Retail
- Small Office Buildings
- Industrial & Warehouse
- Duplex
- Triplex
- Quadplex
- Mixed-Use
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 |
Areas Covered
West Forest Capital lends in the following areas in Patchogue, NY:
- Patchogue
- Medford
- Bellport
- Shirley
- Yaphank
- Brookhaven
- Blue Point
- Holtsville
Quogue, Long Island, New York
- Location:Quogue, Long Island, NY
- Purchase Price:$3,675,000
- Rehab Budget:$2,200,000
- Loan Amount:$3,200,000
- ARV:$8,950,000
- Exit Strategy:Sale
- Investor Capital:$1,675,000
- Equity Created:$3,275,000
- Investor Return on Capital:204%
- Details
Our client obtained a Long Island hard money loan in the Hamptons (Quogue) to refinance an existing construction loan and allow for additional capital to finish the project. This is an expansive 7,000+ square foot home located on a waterfront lot and is expected to have high end finishes. At the time the loan was made, the as-is value was appraised at $6.6m, with an as-complete value appraisal of nearly $9m.
Dix Hills, New York
- Location:Dix Hills, NY
- Purchase Price:$999,000
- Rehab Budget:$92,000
- Loan Amount:$867,000
- ARV:$1,355,000
- Exit Strategy:Sale
- Investor Capital:$224,000
- Equity Created:$264,000
- Investor Return on Capital:118%
- Details
This loan was originated to finance a cosmetic fix and flip. This is a large 4,300 sqft foot home located in a high demand area of Dix Hills. The home was purchased significantly under market value, with instant equity created day one. The rehab will include interior painting, updating the kitchen (including appliance upgrades), bathrooms, and some exterior clean up.1. This loan was originated to finance a cosmetic fix and flip. This is a large 4,300 sqft foot home located in a high demand area of Dix Hills. The home was purchased significantly under market value, with instant equity created day one. The rehab will include interior painting, updating the kitchen (including appliance upgrades), bathrooms, and some exterior clean up.
Staten Island, New York
- Location: Staten Island, NY
- Purchase Price:$600,000
- Rehab Budget:$60,000
- Loan Amount:$450,000
- After Repair Value:$1,125,000
- Exit Strategy:Sale
- Investor Capital:$210,000
- Equity Created:$180,000
- Investor Return on Capital:86%
- Details
This property was purchased under market value for $600,000. In addition to funding the majority of the purchase price, 100% of the rehab budget was also provided to the borrower. Within just 3 months, the property was listed on the market, and ultimately sold shortly thereafter. After a smooth process all around, our client has become a repeat borrower, continuing to focus on the Staten Island market.
Why Use a Hard Money Loan
- If you need funding fast.
In competitive real estate markets, time is often of the essence, and banks can take far too long to approve loans. West Forest Capital provides same-day loan approvals, making it possible to move quickly on investments. We can close deals in as little as 3 to 5 days, or even within 24 hours in emergency situations, allowing you to stay ahead of the competition. - If the property isn’t stabilized.
When dealing with properties that require extensive repairs or lack critical documents, many lenders will simply say no. Whether it’s a property in need of renovation, a vacant building, or one missing a Certificate of Occupancy, traditional lenders are unlikely to approve these investments. At West Forest Capital, we specialize in financing these types of properties and can help you turn challenging deals into profitable opportunities. - If you have poor credit.
A low credit score doesn’t automatically eliminate you from securing financing. At West Forest Capital, we look at the property’s potential and value, not just your credit history. If the property demonstrates solid investment opportunities, we’re open to working with you. We understand that past financial difficulties don’t define your future success. - If you don’t want to take a loan in your personal name.
Operating through an LLC or corporation allows investors to safeguard their personal assets. West Forest Capital understands the importance of this and provides financing for these business structures. We offer more flexibility than banks, as we do not require personal guarantees.
Why Choose A Patchogue, NY Hard Money Lender
We are proud to serve as a trusted hard money lender in Patchogue, NY, offering support across Suffolk County and the full span of eastern Long Island. Our team understands Patchogue’s vibrant real estate market, from its revitalized downtown district to surrounding neighborhoods with strong rental and redevelopment potential. Whether your project involves renovating a mixed-use property or improving a single-family home, we know the area well and can provide fast and responsive funding. If you need quick financing, we are local and prepared to act right away.
West Forest Capital also brings its expertise well beyond Patchogue, NY. From the commuter communities of Nassau County to the seasonal investment opportunities out in Montauk, we deliver experience, significant capital resources, and efficient funding wherever your next project is located.
Financing your Patchogue, NY Investment Property
Patchogue, NY, has transformed into one of Long Island’s most active real estate markets, thanks to its vibrant downtown, strong rental demand, and ongoing revitalization projects. From renovated waterfront properties to new mixed-use developments, the area provides a range of investment possibilities for both experienced and first-time investors. Since the post-COVID migration toward suburban environments, Patchogue, NY has experienced noticeable appreciation, especially in neighborhoods offering space, convenience, and lifestyle appeal. This growth makes it a compelling market for investors seeking long-term value.
Traditional lenders often move slowly and burden investors with complicated requirements. At West Forest Capital, we focus on making the financing process quick, direct, and supportive. Many of our loan decisions are made during your initial conversation with us. Call 212‑537‑5833 today, and speak directly with the people who can approve your funding without unnecessary delays.
Asset-backed Lender Focused on Customized Solutions
At West Forest Capital, we have a comprehensive understanding of the Patchogue, NY real estate market, allowing us to offer flexible and innovative hard money loan options designed to meet the needs of investors. Instead of rigid underwriting requirements, we focus on the property’s current and future value, ensuring you receive financing based on potential returns rather than historical credit scores. This approach allows us to fund projects in Patchogue, NY that often cover more than 100% of both the acquisition and renovation costs, helping investors capitalize on emerging opportunities.
One of the distinct benefits we offer is a 3-year loan term, which is the longest available for hard money loans in the industry. This extended term is ideal for investors who require more time to stabilize or reposition a property before selling or refinancing, allowing them to maximize their returns. With this added flexibility, we help ensure that your investments can grow and thrive.
Call us today or apply online to start securing the financing you need for your Patchogue, NY investment property.
Hard Money Lender in Patchogue, NY: Frequently Asked Questions
What are hard money lenders?
West Forest Capital acts as a hard money lender, offering private, asset-backed loans for real estate investors. Unlike traditional lenders, we do not rely on your FICO score to determine eligibility; instead, we focus on the property’s purchase price and projected after-repair value (ARV). This asset-based approach allows us to fund your deal quickly, often within five days or less, far faster than traditional banks that can take several weeks to process your loan.
We are the go-to partner for investors in need of fast approvals, flexible loan terms, or funding for properties that traditional banks might decline. This includes properties without a Certificate of Occupancy, those that require extensive renovations, or any deals with unusual circumstances. Additionally, we assist clients who are working to rebuild their credit or need refinancing on tight schedules. As private money lenders, we specialize in helping investors secure properties at auctions and fund quick-turnaround flips.
Because our hard money loans are commercial loans, we only provide funding to LLCs. Setting up an LLC is easy and quick, even for individual investors. Along with the LLC, we ensure a clean title and assess the full project scope, including any rehab timelines or other factors that could affect your investment.
If you’re a real estate investor who needs fast action and flexible financing, West Forest Capital is the ideal partner to keep your deal moving forward without unnecessary delays.
How Do Hard Money Loans Work?
Hard money loans are a great option for investors who need fast access to funding but are willing to pay higher costs for the convenience. These loans are faster and easier to obtain than traditional bank financing, but interest rates typically range between 9% and 12%, and there are closing fees of 1 to 3 points. Typically, hard money loans are short-term, usually lasting one to two years, and they can be structured to fit your project’s needs.
Our hard money loans consist of two primary components: (1) a purchase loan, which generally covers 70% to 85% of the property’s acquisition cost, and (2) a rehab loan to fund necessary renovations. West Forest Capital frequently finances the full rehab cost for properties that require significant improvements.
For properties that do not need renovations, we omit the rehab portion from the loan. For properties requiring repairs, disbursements are made in stages after specific portions of the work are completed. For example, if the renovation budget is $50,000, a borrower may receive $15,000 after completing the first phase of the renovation. The total loan amount, including both purchase and rehab, is typically capped at 65% of the after-repair value (ARV).
What do hard money lenders look for?
At West Forest Capital, our mission is to assist you in your real estate investment journey, making sure every transaction is secure and financially stable. We specialize in providing hard money loans tailored to your specific needs, ensuring that you can achieve your investment objectives while maintaining the integrity of your deals.
As commercial lenders, we extend funding exclusively to LLCs, not individuals. If you have not yet set up an LLC, don’t worry as it’s a simple process to establish a single-member LLC, and we are here to help you through every step.
Our loan assessment is based on two key financial factors: the property’s purchase price and the expected after-repair value (ARV). To maximize profitability, we prefer the purchase price to be at or below market value. When renovation funds are requested, we carefully review the repair budget and timeline to ensure they align with the projected ARV.
Before we can finalize the deal, we require a clean and marketable title. Any existing liens, claims, or judgments against the property or your LLC must be cleared prior to closing. While we are flexible in many areas, a clearly defined repayment plan and solid financial structure are necessary.
We specialize in funding deals with strong investment potential, those where the numbers work out after factoring in all costs, such as purchase price, renovations, loan interest, and closing fees. Once we verify your financials, we can move quickly to help you close with confidence.
What is hard money used for?
In Patchogue, NY, hard money loans are frequently utilized in the following scenarios:
- To purchase and renovate a property in Patchogue, NY that a traditional bank would likely reject due to its condition or the borrower’s financial history, with the goal of reselling it for a profit. This “fix and flip” approach is ideal for investors who are skilled at transforming distressed properties into valuable assets.
- To acquire and renovate a property in Patchogue, NY that traditional banks may not approve for financing, with plans to rent it out. After the property is rented and income is generated, it may become eligible for refinancing through conventional channels.
- To secure ownership of a property in Patchogue, NY when timing is crucial, such as during a foreclosure auction or off-market deal. While traditional lenders may take months, a hard money lender can close within days, allowing you to seize the opportunity quickly.
- To access quick capital through a cash-out refinance by using an existing Patchogue property as collateral.
- To refinance a mortgage or balloon payment due on a property in Patchogue, NY, offering an alternative to the slow processes typically found with traditional banks.
- To fund major repairs or improvements for a property in Patchogue, NY that banks may be unwilling to finance due to the property’s condition or risk.
- To purchase a property in Patchogue, NY under an LLC, a structure that many traditional lenders are hesitant to finance, but one that offers added protection for investors.