Hard Money Loans Philadelphia, Pennsylvania
Finance a Philadelphia rowhome flip, BRRRR, or new-construction project on the deal — not your income. Philadelphia's enormous rowhome inventory, eds-and-meds economy, and steady buyer demand make it one of the highest-volume flip markets in the Northeast.
- Asset-based — we lend on the deal, not your income or tax returns
- Up to 95% LTC · 90% of purchase · 100% of rehab
- Rowhome rehabs and value-add across Fishtown, South Philly, and West Philly.
- SF, 2–150 unit, multifamily, mixed-use, industrial, commercial & ground-up
- Interest-only or 30–40 yr amortized options · close in as few as 5 days
Get Your Free Quote! No Credit Pull Required.
Philadelphia Hard Money Loans — Key Facts (2026)
- What it is: A fast, asset-based loan secured by the property — funded on the deal, not your personal income.
- Best for: Rowhome flips, BRRRR & value-add
- Leverage: Up to 95% LTC · 90% of purchase · 100% of rehab · up to 75% ARV. Rates: from 7.875% · 1–3 points.
- Terms: Interest-only or 30–40 year amortization options. Funding: as fast as 5 days.
- Property types: SF, 2–150 unit, multifamily, mixed-use, condos, industrial, commercial & ground-up construction.
- Lender: CambridgeHomeLoan.com — direct lender since 1998, NMLS #1826020. LLC & foreign nationals OK.
Hard Money in Philadelphia
What is a hard money loan in Philadelphia, Pennsylvania?
A Philadelphia hard money loan is a fast, asset-based loan funded on the deal — purchase, rehab, and after-repair value (ARV) — not your tax returns. Philadelphia is a deep rowhome rehab and BRRRR market where value-add projects pencil across dozens of neighborhoods. We lend up to 95% LTC, 90% of purchase, and 100% of rehab, with interest-only or 30-40 year amortization options so you can flip, build, or hold.
| Secured by | The property (asset-based) — no personal income used |
| Max leverage | Up to 95% LTC · 90% of purchase · 100% of rehab · up to 75% ARV |
| Rates from | 7.875% (deal-dependent) · 1–3 points |
| Terms | Interest-only or 30–40 year amortization options |
| Funding speed | As fast as 5 days · rehab draws available |
| Property types | SF, 2–150 unit, multifamily, mixed-use, condos, industrial, commercial, ground-up |
| Area | Philadelphia County |
Eligible properties
Philadelphia hard money property types
We finance investment and business-purpose real estate across the board — residential, multi-family, and commercial, plus ground-up construction:
How we compare
CambridgeHomeLoan vs. Top National Hard Money Lenders
Before you sign with a national fund, see how a direct Philadelphia lender stacks up — we win on leverage and speed, and we underwrite your Philadelphia deal in-house instead of shopping it out.
Philadelphia investors shop hard money on leverage, speed, and cost. Here is how our program stacks up against the terms commonly advertised by top national hard money lenders. Where we lead, it is highlighted.
| Feature | CambridgeHomeLoan | Top National Lenders (typical) |
|---|---|---|
| Max LTC | Up to 95% | Typically 85–90% |
| Of purchase | Up to 90% | 80–85% |
| Of rehab | 100% | 100% (on draws) |
| Max ARV | Up to 75% | 65–70% |
| Rates from | 7.875% | ~9.5–12%+ |
| Amortization | IO or 30–40 yr options | Interest-only only |
| Funding speed | As fast as 5 days | 7–14 days |
| Model | Direct lender since 1998 | Broker or fund |
"Top national lenders" reflects terms commonly advertised across the hard money market as of July 2026, subject to change. Typical ranges for general comparison, not the terms of any single lender.
Philadelphia market data
Philadelphia fix & flip market at a glance (2026)
Representative 2026 market indicators for underwriting context — confirmed per deal by an as-is and ARV appraisal.
| Median sale price (2026) | about $260,000 |
| Typical flip margin | 15–20% of ARV |
| Avg days on market | about 40 days |
| Investor activity | High – rowhome rehab & BRRRR |
| Insurance (holding) | Standard – urban rowhome coverage |
Approximate 2026 figures for illustration; not guarantees. Verify current data for your specific property.
Philadelphia neighborhoods
Where Philadelphia flips & BRRRRs pencil
Philadelphia value spans trendy near-Center-City rowhomes, workforce BRRRR blocks, and student-area rehabs.
| Area | Typical price band (2026)* | Investor angle |
|---|---|---|
| Fishtown / Kensington | $250K–$500K | Trendy rowhome rehab |
| South Philly | $220K–$450K | Rowhome flips |
| Point Breeze | $250K–$500K | Value-add & new build |
| West Philly / University City | $250K–$550K | Student-area reno |
| Brewerytown | $250K–$480K | Value-add BRRRR |
*Approximate 2026 ranges for illustration — verify current comps for the specific address (an ARV appraisal sets the value we lend against).
Free tool
Philadelphia fix & flip / hard money calculator
Enter your numbers and see your loan, cash to close, financing cost, and net profit instantly. We lend up to 95% of cost, 90% of purchase + 100% of rehab, and 75% of ARV — the calculator applies the lowest limit automatically. Illustrative only; final loan uses an as-is and ARV appraisal.
Your deal
Illustrative only; not a commitment to lend. Net profit assumes ~7% selling costs and excludes taxes, utilities, and some closing and holding costs. We confirm value with an appraisal.
Apply in minutes
Apply for your Philadelphia hard money loan
Same-day term sheet, no tax returns, and funding in as few as 5 days. Start your application below — or call (800) 826-5077.
Worked example
A real Philadelphia hard money deal
A Fishtown / Kensington project bought at $213,000 with a $42,000 rehab (ARV $306,000): the binding limit sizes the loan to about $229,500; with 2 points (about $4,600) and about 8 months of interest at 9.49% (about $14,500), estimated cash to close is about $30,100. After about 7% selling costs (about $21,400), estimated net profit is about $10,500 — funded in as few as 5 days. Illustrative only; confirmed by an ARV appraisal.
Programs
Philadelphia hard money loan programs
| Fix & flip | Purchase + rehab; up to 95% LTC / 90% purchase / 100% rehab; draws |
| Ground-up construction | For builders & developers; land + vertical draws |
| Bridge | Fast close, reposition, or buy before you sell |
| 2–150 unit multifamily & commercial | Value-add, reposition & stabilize |
| Rental / DSCR exit | 30–40 yr amortized options; refinance to a long-term loan |
| Cash-out & auction | Pull equity fast; proof of funds for competitive buys |
Requirements
Philadelphia hard money requirements
We keep Philadelphia approvals simple: the property and your exit carry the loan, not your tax returns. The essentials for a Philadelphia deal are below.
| Down / skin in the deal | As little as 5–10% of cost at up to 95% LTC |
| Credit | 620+ FICO typical; deal-first, exceptions considered |
| Experience | First-timers welcome; investors get higher leverage |
| Valuation | As-is + ARV appraisal; scope of work for rehab |
| Vesting | Individual, LLC, or entity · foreign nationals eligible |
| Exit | Sale (flip) or refinance to a 30–40 yr amortized / DSCR loan |
Answers
Philadelphia hard money loan FAQ
Why do investors buy in Philadelphia?
Universities, hospitals, and a massive rowhome stock create constant rehab and resale volume with strong after-repair values.
What property types do you fund in Philadelphia?
We fund single family, 2-150 unit, multifamily, mixed-use, condos, industrial, commercial, and ground-up construction — any business-purpose investment property.
Can first-time investors get Philadelphia hard money?
Yes. It is deal-first — first-timers are welcome, and experienced investors qualify for higher leverage and faster closings.
Do you fund rowhome and multi rehabs in Philadelphia?
Yes. We fund rowhome, twin, and 2-4 unit rehabs and new construction, with 100% of rehab and draws.
Do you offer a BRRRR loan program in Philadelphia?
Yes. We fund the hard money bridge to buy and rehab, then refinance you into a 30–40 year DSCR rental loan on the stabilized rent — no tax returns, qualified on the property's cash flow. Both sides are underwritten in-house.
Can you bridge a Philadelphia multifamily, mixed-use or commercial deal?
Yes — from 2–4 units to 30–150 unit value-add, mixed-use and commercial. Up to 95% of cost on the reposition, interest-only with rehab draws, then refinance to permanent.
Do you fund short-term / vacation rental rehabs in Philadelphia?
Yes. Our bridge and STR-rehab programs fund the acquisition and reposition on the asset, then exit by sale or a DSCR refinance on short-term-rental income.
Philadelphia economy & flip demand
Why Philadelphia flips sell
Philadelphia pairs an eds-and-meds economy (universities and major hospital systems) with one of the largest rowhome housing stocks in the country, giving flippers constant deal flow and reliable resale demand. Neighborhood revitalization from Fishtown to Point Breeze keeps after-repair values climbing, while workforce blocks in West and North Philadelphia offer high-yield BRRRR.
Pennsylvania markets
Hard money loans across Pennsylvania
We fund fix & flip, bridge, and ground-up projects statewide. Start with the Pennsylvania hub, then explore nearby markets:
Keep exploring
Related Philadelphia & Pennsylvania investor loans
Beyond fix & flip
Philadelphia investor loan programs: bridge, BRRRR, multifamily & more
A Philadelphia hard money loan is only the entry point. As a direct lender we structure the whole deal — the fast bridge in, the rehab draws, and the long-term exit — across every program below, from Fishtown / Kensington to South Philly. Each is asset-based, funded on the deal, not your income.
Fix & flip bridge loans in Philadelphia
Our core Philadelphia flip program funds up to 95% of cost — 90% of purchase plus 100% of rehab on draws, capped at 75% of ARV — so you can buy, renovate and resell in Fishtown / Kensington or South Philly with minimal cash in the deal. Interest-only, close in as few as 5 days, no tax returns. See the full fix & flip loan program →
The Philadelphia BRRRR loan program (buy, rehab, rent, refinance, repeat)
BRRRR investors use our hard money bridge to acquire and rehab, then refinance into a 30–40 year DSCR rental loan on the stabilized rent — no W-2s, qualified on the property's cash flow. It is the fastest way to recycle capital across Philadelphia neighborhoods like Fishtown / Kensington, South Philly and Point Breeze. We underwrite both sides in-house. Explore the Philadelphia DSCR refinance exit →
Multifamily, mixed-use & commercial bridge loans
From 2–4 units to 30–150 unit value-add, mixed-use and commercial assets in Philadelphia, we bridge on the asset — reposition, lease-up and stabilize, then refinance to permanent. Up to 95% LTC on the reposition, interest-only, with rehab draws. See multifamily & mixed-use loan options →
Ground-up construction in Philadelphia
For builders and developers we fund land plus vertical construction on a draw schedule — infill single-family, townhomes and small multifamily. See construction loan options →
Bridge & vacation-rental (STR) rehab loans
Close before you sell, buy at auction, or reposition a short-term rental for the Philadelphia market. Our bridge and STR-rehab programs fund fast on the asset and exit by sale or a DSCR refinance that qualifies on short-term-rental income. Bridge loans → · Vacation rental rehab loans →
| Program | Best for | Structure |
|---|---|---|
| Fix & flip bridge | Buy–rehab–resell | Up to 95% LTC · 90% purchase · 100% rehab · 75% ARV |
| BRRRR (bridge + DSCR) | Buy–rehab–rent–refi | Hard money in, 30–40 yr DSCR out on the rent |
| Multifamily / mixed-use / commercial | 2–150 unit value-add | Up to 95% LTC reposition, then refinance to permanent |
| Ground-up construction | Builders & developers | Land + vertical on draws |
| Bridge / STR rehab | Fast close, auction, short-term rental | Asset-based, exit by sale or DSCR |
Get funded in Philadelphia
Apply for your Philadelphia hard money loan
Start your application on the right — no tax returns, same-day term sheet, and funding in as few as 5 days. Prefer to talk it through? Call (800) 826-5077.
Get Your Free Quote! No Credit Pull Required.
© 2026 CambridgeHomeLoan.com · NMLS #1826020 · 4830 W Kennedy Blvd, Tampa, FL 33609 · (800) 826-5077 · Equal Housing Lender. Hard money loans are business-purpose loans for non-owner-occupied investment properties only and are not available for primary residences. Rates, points, LTC, ARV, amortization, and terms are illustrative, subject to change without notice, and subject to borrower, property, and deal qualification and underwriting approval. "Up to 95% LTC" reflects maximum leverage for the strongest profiles and is not a quote or commitment to lend. Values are estimates confirmed by an as-is and after-repair-value appraisal on your specific property. This page is informational and does not constitute financial, legal, tax, or investment advice.