Hard Money Lender in Loudoun County, Virginia
Short-term and rental financing for investors in Loudoun County, from Sterling, Ashburn and South Riding to Leesburg, Purcellville and the rural west. Loans from $50,000 with written approval in 24 hours and no full appraisal.
Loudoun County Loan Programs for Investors
- Fix & Flip$50K–$2M · 10.49–12.99% · Townhome and single-family updates in eastern Loudoun
- New Construction$50K–$2M · draws on a schedule set at closing · Ground-up builds on western Loudoun lots and acreage
- Bridge Loans$50K–$2M · up to 80% of purchase · Purchases that need to close before permanent financing
- DSCR Rental Loans$50K–$3M · qualify on the rent · Rentals near the Silver Line and the data center corridor
Investing in Loudoun County: what to know
Eastern Loudoun runs on HOAs
Ashburn, Sterling, South Riding, Brambleton, Broadlands and Lansdowne are mostly planned communities with homeowners associations. Exterior changes usually need HOA approval and some associations restrict leasing, so we ask for the HOA documents early when the exit is a rental.
Fix & Flip →Silver Line and the data center corridor
Metro's Silver Line reached Loudoun in November 2022 with stations at Ashburn and Loudoun Gateway. Together with Dulles Airport and the data center corridor around Ashburn, it supports steady demand for both renovated homes and rentals.
DSCR Rental Loans →Western Loudoun: wells, septic and acreage
Past Leesburg, around Purcellville, Round Hill, Hamilton, Lovettsville and Hillsboro, many properties rely on private wells and septic systems. Building, zoning, grading and well and septic permits all move through the county's LandMARC portal, and we review the health reports alongside the budget.
New Construction →Towns add a layer
Leesburg, the county seat, and the towns of Purcellville, Round Hill, Hamilton, Lovettsville, Middleburg and Hillsboro have their own town governments and zoning, while the county's Department of Building and Development handles building permits and inspections. Much of eastern Loudoun gets public water and sewer from Loudoun Water.
Bridge Loans →Communities we finance in Loudoun County
Aldie, Ashburn, Brambleton, Broadlands, Cascades, Countryside, Hamilton, Hillsboro, Lansdowne, Leesburg, Lovettsville, Lucketts, Middleburg, Purcellville, Round Hill, South Riding, Sterling and Waterford. If your property is elsewhere in Loudoun County, send us the address.
Loudoun 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.
Loudoun County Hard Money Questions
Where in Loudoun County do you lend?
Everywhere in the county on non-owner-occupied investment property, from Sterling and Ashburn in the east to Leesburg, Purcellville and the rural west, including the incorporated towns.
Can you finance new construction on a well and septic lot?
Yes. Our new construction loan covers ground-up builds on western Loudoun lots. We review the well and septic approvals with your plans and budget, and draws follow the construction schedule set at closing.
Does the JV program cover Loudoun County?
No. The JV program is limited to properties inside the Capital Beltway, which does not reach Loudoun. On a strong Loudoun deal, our fix & flip loan can still 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), subject to underwriting.
Will an HOA affect my Loudoun loan?
It can affect your plan more than the loan. Many eastern Loudoun communities require HOA approval for exterior work and some limit rentals, so we look at the HOA documents before closing when the exit is a DSCR rental refinance.
What are your Loudoun County rates and loan sizes?
Fix & flip and bridge loans run from 10.49% to 12.99%, subject to underwriting, from $50,000 to $2M. DSCR rental loans go up to $3M and are priced separately.
How quickly can you close in Loudoun?
Written approval within 24 hours, and clean files can close in as little as 3 business days. There is no minimum FICO, no tax returns and no full appraisal.
More Virginia areas: all Virginia counties and cities we serve · Fairfax County, VA · Arlington County, VA
Have a Deal in Loudoun County?
Send the address and your numbers. Written terms within 24 hours.