Hard Money Lender in Southampton
Rates Starting at 10%
Serving the Long Island investment community, West Forest Capital delivers efficient, high-value hard money loans up to $3 million. Whether you’re working on a flip, rental, or ground-up construction, our team ensures you get the funding you need—right when you need it.
- We’re a direct lender, cutting out broker delays
- Get pre-approved in a matter of hours, not days
- 3 to 5 day closings are standard; faster options available if needed
- Projects requiring up to $5 million in funding are fully within reach
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 counties in Long Island:
Recently Funded Hard Money Loans in Long Island
Jersey City, NJ
Newark, NJ
Elizabeth, NJ
Why Use a Hard Money Loan
- If you need funding fast.
Traditional lenders are known for their delays—multiple layers of approval, document reviews, and drawn-out closing timelines. West Forest Capital skips the bureaucracy by offering same-day loan decisions and closing within just 3 to 5 days. If the project demands it, we can expedite funding to be completed in just 24 hours. - If the property isn’t stabilized.
Properties in poor condition or lacking a certificate of occupancy typically fall outside a bank’s lending criteria. We welcome those types of deals. West Forest Capital provides financing for underperforming or unoccupied properties that need work, helping investors seize opportunities others can’t. - If you have poor credit.
West Forest Capital understands that your credit score doesn’t always reflect your ability to manage a successful real estate project. We prioritize the property’s value and your investment strategy over traditional credit metrics, so you’re not automatically ruled out for past financial challenges. - If you don’t want to take a loan in your personal name.
Keeping your real estate assets separate from your personal finances is often a smart legal and financial move. West Forest Capital enables borrowing under business entities like LLCs, which is ideal for investors managing multiple properties or building a real estate portfolio.
Why Choose A Southampton Hard Money Lender
It’s a pleasure to offer hard money loans in Southampton and across Long Island’s upscale markets! Our team is well-versed in Southampton’s unique investment landscape—from quiet hamlets to oceanfront redevelopment zones. You don’t need to brief us about luxury rental demand or seasonal home turnover—we already understand how to pitch underwriting for Southampton projects. Whether you’re flipping a historic cottage or refinancing a short-term rental property, we’re local and prepared to close fast.
And our service extends across the entire island. Whether your next project is in Southampton, Nassau’s major townships, or Montauk’s rural edges, West Forest Capital provides fast, dependable capital backed by local expertise and a proven funding history.
Financing your Southampton, Long Island Investment Property
Southampton may serve NYC commuters, but it also commands its own upscale economy and luxury tourism. Post-pandemic, the market here has seen strong appreciation driven by buyers seeking refined suburban and vacation properties.
Hard money lending here shouldn’t be bogged down by process. Our partnership approach removes administrative hurdles: you’ll get a lending decision the same day, often while you’re still on the phone. Call 212‑537‑5833 and speak directly with the people who approve your loan.
Asset-backed Lender Focused on Customized Solutions
In a highly desirable and competitive market like Montauk, speed and funding flexibility can make or break an investment opportunity. West Forest Capital knows how to navigate this landscape. Our hard money loans are structured based on property value, not red tape. As a result, we’ve financed deals that went beyond 100% of purchase plus renovation costs when the investment opportunity aligned with market values.
We also offer an industry-leading 3-year term, giving investors the time and space to take advantage of longer holding periods without rushing the process.
Let’s talk about your next Montauk opportunity—call us or apply for funding today.
Hard Money Lender in Southampton: Frequently Asked Questions
What are hard money lenders?
West Forest Capital is a hard money lender offering private, asset-based loans secured by real estate rather than credit scores. Our underwriting process is centered on the property—evaluating both purchase price and after-repair value (ARV). As a result, we can offer funding in as little as five days, while banks often require weeks or months to close.
Real estate investors—especially those needing rapid financing, flexibility, or funding for challenging properties—turn to us when traditional options fail. Whether the property lacks a Certificate of Occupancy, you’re working to rebuild credit, or you’re seeking a fast refinance, we’re equipped to assist. We are also frequently trusted to close auction purchases and fund quick-turn flips.
Because these are commercial loans, we lend only to LLCs. Establishing one is straightforward—even a solo investor can do it. Furthermore, we verify a clean title and carefully evaluate your entire project plan, including any rehab schedule.
For investors who understand that timing can make or break a deal, choosing a hard money loan from West Forest Capital can provide the critical advantage needed to keep your real estate strategy on track.
How Do Hard Money Loans Work?
Hard money loans are prized for their ease and speed of access, especially when compared to traditional mortgages from banks. However, this convenience typically comes with higher interest rates—between 9% and 12%—along with additional closing costs of 1 to 3 points. These loans are usually structured for a short term of one to two years.
These loans generally consist of two core components: (1) funding for the purchase of the property, often between 70% and 85% of the sale price, and (2) financing for any necessary renovations. At West Forest Capital, we’re often able to provide full funding for the rehab portion.
If there’s no rehab required, the second part is excluded. When renovations are needed, we release funds incrementally after each stage of work is finished. For example, in a $50,000 rehab scenario, once $15,000 of improvements are completed, the borrower may request that amount. The cycle repeats until the project is fully reimbursed. The total loan amount will not typically exceed 65% of the anticipated after-repair value (ARV) of the property.
What do hard money lenders look for?
West Forest Capital approaches every loan request with one guiding principle: supporting profitable real estate ventures while ensuring that the loan structure is both stable and sustainable.
We provide hard money loans strictly to LLCs, as these are commercial loans. We do not issue funds to individual borrowers. However, don’t let that deter you—forming a single-member LLC is quick, and our team is more than willing to guide you through that process step by step.
In analyzing your project, we focus primarily on two critical numbers: the price you’ll pay to purchase the property, and its potential after-repair value (ARV). The investment must be structured so the property is acquired at or below market price, which creates room for profit. If renovation funding is requested, we’ll also evaluate your rehab budget and timeline to ensure it supports the projected ARV.
You must have a clean title before closing. Any outstanding liens or legal encumbrances tied to the property or the LLC must be cleared. While we are flexible and solution-oriented, there must be a solid repayment strategy in place.
We aim to fund deals where the math works—where the ARV will cover all major costs including acquisition, renovation, interest, and closing, with profit left over. When these factors align, we’re able to act fast and fund your project with confidence.
What is hard money used for?
For real estate in Southampton, hard money loans are commonly employed in the following ways:
- To acquire and upgrade a Southampton property that does not qualify for bank financing, either due to the property’s physical state or the borrower’s credit, with intentions to sell it for profit after renovations—a typical fix-and-flip model.
- To buy and improve Southampton rental properties that banks won’t touch. Once leased, the property becomes a stabilized income asset, and a traditional refinance becomes possible.
- To move quickly on purchasing Southampton property under pressure—like during auctions—where banks cannot meet the tight deadlines. Hard money lenders can close deals far more rapidly.
- To unlock liquidity through a cash-out refinance secured by a property already owned in Southampton.
- To replace an existing mortgage nearing maturity that’s attached to a Southampton property.
- To pay for major renovations or complete new construction on properties in Southampton where traditional banks won’t provide capital.
- To buy Southampton property under an LLC name, especially when traditional financing is unavailable for corporate entities.