New Haven County Hard Money Lender
Rates Starting at 8%
West Forest Capital is a New Haven County hard money lender, financing real estate investments up to $3 million. We have gained a reputation as the fastest hard money lender in New Haven County because we know how critical each day is in New Haven County’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 $3 million
|Loan Size||$100,000 to $3,000,000|
|LTC||Up to 85% of purchase price|
|LTV||Up to 75% of the ARV|
|Term||Standard is 12 months. 24-36 months is available|
|Lien||First lien; second lien as additional collateral only|
|Points||1.5–2% of the loan amount|
West Forest Capital lends in the following counties in Connecticut:
Recently Funded Hard Money Loans in Connecticut
Our client has been accumulating several homes and lots on the same block for the last several years with the plan to construct a large 50-unit multi-family building on the combined lots. A Connecticut hard money loan in Bloomfield was used to acquire this home, the 8th and final property. After the acquisition, our client has been working with the town to obtain permits, and with an architect to create plans for the proposed conversion. Our client will next secure a permanent construction loan to move forward with the project.
New Britain, CT
Our client needed a fast Connecticut hard money loan in New Britain to close on a contact which had been in place for several months. This is a strong cashflow mixed-use property which contains two commercial units on the ground floor and four apartments on the second floor; the property needed only light rehab, which we also funded 100%. Given the time sensitive nature of this loan, we were able to close in under 1 week after getting the call, including the time needed to get an appraisal. Our client is currently in discussions for a permanent rental loan refinancing, a service which we are also able to offer.
East Hampton, CT
Our client was able to secure a purchase contact significantly under market value. In addition, because our client wanted to minimize the interest rate on this Connecticut hard money, they elected to only borrow 50% of the purchase price. Although our minimum loan amount is usually $100,000, in this case we were comfortable releasing the rehab very quickly due to the value in the property. Our client used the rehab funds to quickly finish the rehab and put the property up for sale only 3 months later, paying off the loan a month thereafter. A month after that our client became a repeat borrower, taking out another hard money loan with us.
Why Use a Hard Money Loan
- 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!
- 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.
- 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.
- 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.
Why Choose A New Haven County Hard Money Lender
The real estate market in New Haven County has offered attractive opportunities, including among the highest returns in Connecticut, to real estate investors in all asset classes. The reason for this was historically an undercapitalized real estate market. However, this has recently changed. We have seen a high interest in commercial and mixed-use development in New Haven and the single-family fix and flip market in Waterbury. In Milford, Hamdem, and Wallingford real estate investors are taking advantage of increased housing demand facing a continuously aging housing supply. In the luxury markets of Guilford, Woodbridge, Middlebury, and Madison, flippers have focused on housing upgrades to target new buyers relocating their families, in some cases due to remote work. Notably, commercial (retail and office) opportunities in Meriden in need of hard money loans have also been frequently seen.
Financing your New Haven County Investment Property
The City of New Haven and the broader New Haven County has peaked real estate investor and developer interest due to an abundance of opportunities and high profit margins in the market. More and more, we are seeing investor capital flow into the area.
Working with a hard money lender familiar with the local New Haven market is always your best bet. The reason for this is because the project must be understood in the context of the surrounding area. National lenders only rely on the numbers (purchase price, rehab budget, ARV), while local lenders obviously look at the numbers as well, but may have more flexibility on collateral type, scope of rehab, and borrower’s credit score.
We are a proud local lender in the New Haven County market. It’s comfort with the area which allows us to lend at high LTVs, provide 100% of rehab funding, and offer the lowest hard money rates in New Haven.
Asset-backed Lender Focused on Customized Solutions
With our knowledge of the New Haven County fix and flip market, West Forest Capital is able to structure creative transactions that fit your hard money financing needs. We fund loans based on the value of the asset so in some cases we were even able to finance more than 100% of the purchase price and rehab amount.
West Forest Capital also offers the longest hard money loan available on the market (3 years), ideal for buy and hold investors.
Give us a call or apply for a loan today!
What are hard money lenders?
Hard money lenders are non-bank, asset-based lenders. Although both banks and hard money lenders make mortgage loans, hard money lender requirements and lending criteria often varies significantly from a traditional bank. Hard money lenders put much more emphasis on the underlying property, and less emphasis on the borrower. The underwriting process is significantly shorter with a hard money lender, and a loan can often be funded within a week (as opposed to 2-3 months or longer with a traditional bank). As such, real estate investors that buy foreclosures at auctions will often use a hard money lender to fund the purchase because the terms of the auction require an expedited closing process. Also, hard money lenders fund loans on properties that a traditional bank won’t fund — an example is a property that doesn’t have a Certificate of Occupancy (CO). A hard money lender is also a great choice for somebody who has poor credit or is rebuilding their credit; a low FICO score will not prevent you from getting a hard money loan. Finally, hard money lenders can also provide loans to refinance existing lenders or as way to cash out on a property.
It’s important to note that hard money lenders only lend on investment real estate, and do not make mortgages for residential purposes. You cannot live in a property that has a mortgage from a hard money lender.
How do hard money loans work?
Because it’s significantly easier and faster to obtain a hard money loan, the interest rate will be higher than a traditional mortgage from a bank. Interest rates will vary between 9 and 12%, and there will also be between 1 and 3 points charged at closing. The term of the loan will typically be 1 or 2 years. The loan will usually come in two parts: (part 1) to fund the purchase, an amount that will often be between 70-85% of the purchase price and (part 2) funding for any rehab that needs to be done on the property to bring the property to an updated condition; hard money lenders often fund up to 100% of the rehab amount. If no rehab is required, it will not be included in the loan. If rehab is required, it will be distributed in arrears, after a portion of the work is completed. For example, assuming that $50,000 of total rehab is needed, the borrower may complete the first $15,000 of the work and ask to be funded $15,000 by the lender. They will then complete the next $15,000 of work and be funded $15,000 again. And so on. Hard money loans are usually structured so that the total loan amount (funds lent on the purchase plus funds lent for the rehab) does not exceed 65% of the property after-repair-value, known as “ARV.”
What do hard money lenders look for?
Because a hard money loan is considered a commercial loan, a hard money lender will not lend to individuals, and will only lend to LLCs. But don’t worry if you don’t have an LLC, they are very easy to create and can have only one member (you).
Hard money lenders analyze both the purchase price as well as ARV to make sure they can get paid back on loans they make. A property that is bought below or at market is an important aspect in obtaining a loan. If borrower is also taking out a loan for rehab purposes, a hard money lender will want to make sure that the repairs are being done according the repair schedule and on time. A clean title is also essential when obtaining a hard money loan. Any judgements or liens on the property or LLC that is taking out the loan (remember, the loan must be made to an LLC), will have to be cleared prior to the loan being disbursed.
It’s important to a hard money lender that their borrower is entering into an investment or transaction that will be profitable for the borrower. In other words, the hard money lender wants you to make money on your real estate investment, so that they can get paid back on their loan. The lender will ensure that there is enough “spread” in the deal, which means that the ARV will cover the purchase price, rehab costs, interest on the loan, closing costs, and any other associated fees with sufficient room left over to make the investment profitable for their client.
What is hard money used for?
- To purchase and repair a property that a traditional bank will not lend on (either because of the property itself or because of the borrower’s credit), which will then be sold to a retail buyer. This is commonly called “fix and flip.”
- To purchase and repair a property that a bank will not lend on, which will then be rented out. Once rented, the property will be considered “stabilized,” and may be refinanced with a traditional bank at a lower rate.
- To fund real estate purchases that need to be done in a timeframe that a traditional bank cannot meet (for example, a foreclosure auction). While a hard money lender can often fund the purchase within a week, a bank may take 2 or 3 months or longer.
- To obtain a fast cash-out refinancing using an already owned property as collateral.
- To quickly refinance another mortgage on the property that is coming due.
- To buy a property in the name of an LLC. A traditional bank often will not fund LLCs, so if a borrower would like to own a property that’s not in their personal name, a hard money loan is an option.