Hard Money Lender in Fairfax County, Virginia
Direct, asset-based fix & flip, bridge, new construction and DSCR rental loans for investors buying in Fairfax County, from Annandale and Springfield to Reston, Herndon and Centreville. Loans start at $50,000 and written approval comes within 24 hours.
Fairfax County Loan Programs for Investors
- Fix & Flip$50K–$2M · 10.49–12.99% · Split-levels, ramblers and colonials that need a full update
- New Construction$50K–$2M · draws on a schedule set at closing · Tear-down rebuilds on close-in lots
- Bridge Loans$50K–$2M · up to 80% of purchase · Fast purchases, cash-out and payoff of a maturing loan
- DSCR Rental Loans$50K–$3M · qualify on the rent · Townhomes and condos near the Silver Line held as rentals
Investing in Fairfax County: what to know
Inside or outside the Beltway
The Capital Beltway splits the county. Inside it, Annandale, Bailey's Crossroads, Seven Corners, Lake Barcroft and parts of McLean hold older homes on land that is often worth more than the house, and off-market deals there can be considered for our 100% JV program. Outside it, the suburbs along I-66 and the Dulles Toll Road lean toward split-levels, colonials and townhome communities.
JV Program →The City of Fairfax is a separate jurisdiction
The City of Fairfax sits in the middle of the county and is its county seat, but it is an independent city with its own government and its own permit office. The City of Falls Church on the eastern edge is independent too. A Fairfax or Falls Church mailing address does not tell you which jurisdiction you are in, so we confirm the parcel before we issue terms. We lend in all three.
City of Fairfax notes →Permits run through PLUS
County building, demolition and site permits are filed with Land Development Services on the Planning and Land Use System (PLUS), which replaced the county's older systems in October 2022. New homes on existing lots often need an infill lot grading plan, and lots near streams can fall inside a Resource Protection Area under the Chesapeake Bay Preservation Ordinance. We set construction timelines with both in mind.
New Construction →Towns inside the county
Herndon, Vienna and Clifton are incorporated towns inside Fairfax County, each with its own town council and zoning rules on top of county requirements. Plenty of county addresses also carry an Alexandria, Falls Church or Fairfax mailing address without being in those cities, which is one more reason we check the tax map, not just the ZIP code.
Fix & Flip →Communities we finance in Fairfax County
Annandale, Bailey's Crossroads, Burke, Centreville, Chantilly, Clifton, Fairfax Station, Franconia, Great Falls, Herndon, Hybla Valley, Lorton, McLean, Mount Vernon, Oakton, Reston, Seven Corners, Springfield, Tysons and Vienna. If your property is elsewhere in Fairfax County, send us the address.
Fairfax County loan terms
We lend our own capital as a balance-sheet lender, so the team that approves your loan is the team that funds it.
- Loans from $50,000; fix & flip, bridge and new construction up to $2M
- DSCR rental loans up to $3M, priced separately from hard money
- Fix & flip and bridge rates from 10.49% to 12.99%, subject to underwriting
- Up to 100% of purchase and rehab when purchase plus rehab is 65% of ARV or less (loan over $500,000, experienced borrower)
- In-house valuation or broker price opinion (BPO), no full appraisal
- No minimum FICO, no tax returns, no debt-to-income ratio
- Written approval within 24 hours; clean files close in as little as 3 business days
Business-purpose loans on non-owner-occupied investment property. Rates, terms and leverage are subject to underwriting and change. Not a commitment to lend. Local rules summarized here are general information, not legal advice; confirm with the jurisdiction.
Fairfax County Hard Money Questions
Do you make hard money loans anywhere in Fairfax County?
Yes. We lend on non-owner-occupied investment property across Fairfax County, including the towns of Herndon, Vienna and Clifton. We also lend in the separate City of Fairfax and City of Falls Church.
Is the City of Fairfax part of Fairfax County?
No. The City of Fairfax is the county seat, but under Virginia law it is an independent city with its own government and permit office. We lend in both, and we confirm which one a property is in before issuing terms.
What rates do you charge on a Fairfax County fix and flip?
Fix & flip and bridge loans run from 10.49% to 12.99%, subject to underwriting, on loans from $50,000 to $2M. We can fund up to 100% of purchase and rehab when purchase plus rehab is 65% of after-repair value or less (loan over $500,000, experienced borrower). DSCR rental loans go up to $3M and are priced separately.
Can you finance a tear-down and new build in Fairfax County?
Yes. Our new construction loan funds the build on a draw schedule set at closing. Plan for Land Development Services review in PLUS, including an infill lot grading plan where it applies, and we build that time into the loan term.
Which Fairfax County deals qualify for the JV program?
Off-market properties inside the Capital Beltway, such as Annandale, Seven Corners and Bailey's Crossroads, can be considered for 100% joint-venture funding when purchase plus rehab is at or under 70% of after-repair value.
How fast can you close in Fairfax County?
Written approval comes within 24 hours, and clean files can close in as little as 3 business days. We use an in-house valuation or broker price opinion instead of a full appraisal, and we do not require a minimum FICO or tax returns.
More Virginia areas: all Virginia counties and cities we serve · Arlington County, VA · Loudoun County, VA
Have a Deal in Fairfax County?
Send the address and your numbers. Written terms within 24 hours.