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West Forest Capital

Hard Money Lender Manhattan

Interest Rates Starting at 10%

West Forest Capital is a Manhattan hard money lender, financing real estate investments up to $5 million. We have gained a reputation as the fastest hard money lender in Manhattan because we know how critical each day is in Manhattan’s competitive real estate market.

  • We are a direct lender, not a broker
  • Same day pre-approval
  • Funding in 3-5 days, although 1 day is possible
  • Loan amounts up to $5 million

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(Investment Properties Only)

Property Types

Lending Parameters

Loan Size$100,000 to $5,000,000
LTCUp to 80% of purchase price
Rehab Funding 100%
LTVUp to 70% of the ARV
TermStandard is 12 months. 24-36 months is available
LienFirst lien; second lien as additional collateral only
Interest Rate 10%–12.5%
Points1.5–2% of the loan amount

Neighborhoods Covered

West Forest Capital lends in the following neighborhoods in Manhattan:

  • Midtown East
  • Midtown West
  • Midtown South
  • Upper East Side
  • Upper West Side
  • East Village
  • Greenwich Village
  • Chelsea
  • Downtown
  • Soho
  • Chinatown
  • Financial District
  • Tribeca

Recently Funded Hard Money Loans

Naples, FL

We made a Florida hard money loan to a client who purchased a three-bedroom, three-bathroom condo in a sought after building in Naples, Florida.  Our client’s strategy was to generate returns by using the property for seasonal and short-term Airbnb rentals, which would generate higher ROIs vs. an annual lease.  We provided a hard money loan of 71.8% of the purchase price, and our client self-funded light rehab, mostly cosmetic in nature.  Our client repaid our loan with a paydown generated from the sale of another property.  At the time of paydown, the property experienced appreciation of nearly $63k.

New York, NY

This New York hard money loan was made to a client who owned an existing building in Manhattan.  The building consists of six full floor condominiums, and our loan was collateralized by one of the units.  At the time of our loan, there was no existing debt on the building.  Our loan consisted of two parts: $1.1m at closing for general renovation and upgrading of the building (including replacing the elevator) and $200k specifically used to rehab the subject property.  After the extensive upgrades were completed, the unit was put on the market and sold for $4.6m, an increase of $650k from the original appraisal.  Our loan was paid off with a portion of the proceeds from the sale.

Miami, FL

Our client utilized a hard money loan in Miami, Florida to fix and flip this property in Surfside.  We funded 72.5% of the purchase price, and 100% of the $110,000 rehab budget.  Our client spent approximately 5 months renovating the house, and thereafter, the property sold within a week of being on the market.  The closing took place approximately a month later, and although the loan was only outstanding for 6 months, there was no prepayment penalty assessed.  Our loan was paid back with a portion of the proceeds from the sale, netting our client north of $200k after accounting for all holding and closing costs. 

Why Use a Hard Money Loan

  1. If you need funding fast. While a typical bank may take months to review your loan application, West Forest Capital offers same day hard money loan approval, and funding within 3-5 days. In an emergency situation, we can even fund in 1 day!
  2. If the property isn’t stabilized. Sometimes, it’s not a question of time, but it’s the actual property that a traditional bank won’t finance. Examples include a property that requires rehab, missing a Certificate of Occupancy (CO), or does not have a strong rental history. Hard money lenders such as West Forest Capital will be able to fund the property when a bank can’t.
  3. If you have poor credit. West Forest Capital understands that events that negatively influence one’s credit score can happen from time to time. Therefore, we mostly consider the value of the property, rather than FICO score or debt-to-income ratios when considering funding a loan.
  4. If you don’t want to take a loan in your personal name. A traditional bank is likely to require that a property is owned directly by an individual they are making the loan to. If you would like to own the property in an LLC, or if you own too many properties for a bank to finance you personally, a hard money loan is a great option.
NYC hard money lender
NYC hard money loans

Why Choose a Manhattan Hard Money Lender

Our office is located in Manhattan and our principals have lived on the Island for years. We are very familiar with each neighborhood, often on a street by street basis. Manhattan is a unique real estate play as it is largely immune from real estate price fluctuations; in fact, many people all around the world use the city real estate as a store of value. The city truly has no end to it: massive corporate and business opportunities, tremendous entertainment, restaurants and nightlight, theater, sports – everything. With this backdrop, investing in Manhattan has typically resulted in strong gains, but not all parts of the city are created equal (some have performed better than others as of late). One word of caution: We would suggest being mindful of various rent regulations and building violations that might be in place. When you work with us, we are not just your lender, we act as an advisor to make sure you are buying the right investment.
NYC hard money loans

Financing your Manhattan Investment Property

The real estate market in Manhattan is world class with huge domestic and international demand. We can finance any type of property that you are looking for or already own. For example, we have financed condos that are fix and flips. We have done cash-out refinancings on walk-up buildings, and have also financed the purchase of townhouses and retail stores. So long as there is considerable equity in the property after we provide the loan, we can do the deal.

We are a direct lender and the sole decision maker when it comes to financing your investment property. We make the process easy – there is no red tape or excess hoops to jump through.

Asset-backed Lender

Asset-backed Lender Focused on Customized Solutions

With our knowledge of the Manhattan investment real estate market (along with the complex laws and regulations), West Forest Capital is able to structure hard money loans that fit your capital needs. We fund loans based on the value of the asset so in some cases, particularly when we are offered additional collateral, we can finance 100% of the purchase price and rehab amount.

Another competitive advantage is we can offer longer dated, 3 year hard money loans. This is ideal for properties that need extra time to be stabilized, refinanced, or sold.

Give us a call or apply for a loan today!


Hard money lenders in Manhattan are distinct from traditional banks, operating as non-bank, asset-based lending institutions. While both banks and hard money lenders offer mortgage loans, their requirements and lending criteria often differ significantly. Hard money lenders place greater emphasis on the value of the underlying property and less on the borrower’s qualifications, leading to a much shorter underwriting process. Loans from a private money lender are typically funded within a week, in contrast to the extended timelines of traditional banks, which can take 2-3 months or longer.

Real estate investors, particularly those purchasing foreclosures at auctions, often choose hard money lenders due to the expedited closing loan process required by auction terms. Additionally, hard money lenders finance properties that traditional banks may decline, including those without a Certificate of Occupancy (CO). They also offer opportunities for individuals with poor credit or those working to rebuild their credit, as a low FICO score does not necessarily disqualify applicants from obtaining a loan.

Moreover, hard money lenders provide a range of lending options beyond property acquisitions, including refinancing existing loans and accessing cash from property equity. This flexibility makes them a valuable resource for investors looking to leverage their real estate assets.

It’s crucial to recognize that hard money lenders specialize in funding investment real estate projects and do not offer mortgages for residential purposes. Properties financed by hard money lenders are intended for investment purposes only and cannot be used as primary residences.

Hard money loans offer a quicker and more streamlined application process compared to traditional bank mortgages, but they come with higher costs. Interest rates for hard money loans typically range from 10 to 12%, and borrowers can expect to pay between 1 and 3 points at closing. These loans usually have a term of 1 or 2 years.

A hard money loan in Manhattan is typically divided into two parts. The first part finances the property purchase, often covering 65-80% of the purchase price. The second part provides funding for any necessary property rehabilitation, with hard money lenders often financing up to 100% of the rehab costs. If no rehabilitation is needed, it will not be included in the loan.

For properties requiring rehabilitation, funds are disbursed incrementally, after completion of each portion of the work. For instance, if $50,000 is required for total rehab, the borrower may request $15,000 after completing the initial phase of work, with subsequent disbursements following a similar pattern. Hard money loans are typically structured to ensure that the total loan amount, covering both purchase and rehab funds, does not exceed 65% of the property’s after-repair-value (ARV).

Given that hard money loans fall under the category of commercial loans, they are designed for LLCs rather than individuals. If you don’t have an LLC yet, there’s no need for concern. Establishing one is straightforward, and it can be a single-member entity, with you as the sole member.

Hard money lenders carefully scrutinize both the purchase price and the After-Repair Value (ARV) to ensure the profitability of their loans. Purchasing a property below or at market value is a critical factor in loan approval. Furthermore, if the borrower seeks funding for property rehabilitation, the lender verifies that repairs are being conducted according to the agreed-upon schedule and are completed punctually. A clear title is another essential prerequisite for obtaining a hard money loan. Any existing judgments or liens on the property or the LLC receiving the loan (since loans must be made to an LLC) must be resolved prior to loan disbursement.

For hard money lenders in Manhattan, it’s crucial that their borrowers enter into investments or transactions that are financially viable. Put simply, they want their borrowers to generate profits from their real estate investments to ensure loan repayment. To achieve this goal, the lender assesses the deal to ensure there is enough “spread.” This means that the After-Repair Value (ARV) should exceed not only the purchase price and renovation costs but also the loan interest, closing fees, and any other associated expenses, leaving ample room for the investment to be profitable for their clients.

A hard money loan in Manhattan is most often used in the following scenarios:

  • Invest in acquiring and rehabilitating a property that doesn’t meet the criteria for traditional bank loans (either due to the property’s state or the borrower’s credit history), intending to sell it to a retail buyer afterward. This practice is often known as “fix and flip loans.”
  • Invest in the acquisition and restoration of a property deemed ineligible for traditional bank loans, with the plan to rent it out. Upon achieving a stable rental income, the property can potentially be refinanced with a conventional bank at a reduced interest rate.
  • Real estate purchases with tight deadlines, like those at foreclosure auctions, often necessitate hard money loans due to their swift funding process. While hard money lenders can typically close within a week, traditional banks may take 2 or 3 months or more.
  • Secure swift cash-out refinancing by utilizing an owned property as collateral.
  • Expedite the refinancing process for another mortgage on a property nearing its maturity date.
  • Facilitate property acquisition under the umbrella of an LLC. Traditional banks typically refrain from funding LLCs, making hard money loans an attractive alternative for individuals seeking to own properties outside their personal names.

We Value our Broker Relationships

West Forest Capital is the fastest Hard Money Lender in New York

New York Hard Money Lender

We can fund hard money loans in 3–5 days

If you are looking for a New York hard money lender, give us a call

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A New York direct lender you can rely on

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