Hard Money Lender in Prince William County, Virginia
Fix & flip, bridge, new construction, DSCR and probate financing for investors in Prince William County, from Woodbridge, Dale City and Lake Ridge along I-95 to Gainesville, Haymarket and Bristow in the west. Loans from $50,000, written approval within 24 hours, subject to underwriting.
Prince William County Loan Programs for Investors
- Fix & Flip$50K–$2M · 10.49–12.99% · Dale City split-levels, Woodbridge ramblers and Lake Ridge townhouses
- New Construction$50K–$2M · draws on a schedule set at closing · Infill lots and larger parcels in the western county
- Bridge Loans$50K–$2M · up to 80% of purchase · Quick closings on estate, auction and off-market purchases
- DSCR Rental Loans$50K–$3M · qualify on the rent · Commuter rentals near I-95, I-66 and VRE stations
Prince William County is one of Northern Virginia's larger markets, with a lower entry basis than close-in Fairfax and Arlington and a big stock of 1960s to 1990s housing. That makes it a steady renovation and rental market. Values move with commute times and school boundaries, so we size loans on finished sales nearby rather than countywide averages.
Investing in Prince William County: what to know
Eastern county: I-95 and Route 1
Woodbridge, Dale City, Lake Ridge, Montclair, Dumfries and Triangle hold much of the county's older housing: 1960s and 1970s split-levels, ramblers and townhouses that need kitchens, baths, roofs and systems. The Route 1 corridor and North Woodbridge have seen steady redevelopment, and commuters use I-95, the Express Lanes and VRE's Fredericksburg Line.
Fix & Flip →Western county: newer subdivisions and land
Gainesville, Haymarket, Bristow, Linton Hall and Nokesville mix newer subdivisions with larger rural parcels. Much of the western county is planned as a rural area, where lot sizes are larger and many homes use wells and septic, so we review those reports with the budget on any build or renovation. Data center growth around Gainesville and Haymarket has changed land use in parts of the area.
New Construction →Permits through Development Services
County permits run through the Department of Development Services, which reviews plans, issues building permits and inspects work. Zoning approval is required for most residential improvements, and a house location survey plat usually has to accompany permits for additions, decks, garages and similar work. Permit status is searchable on the county ePortal.
Bridge Loans →Independent cities and towns inside the county
The City of Manassas and the City of Manassas Park sit inside Prince William County but are independent cities with their own permit offices, and we lend in both. The towns of Dumfries, Haymarket, Occoquan and Quantico also have their own town governments, so we confirm which rules apply before closing.
Virginia areas →What we look at on a Prince William County file
- County, city or town. A Manassas mailing address can be in the county, the City of Manassas or the City of Manassas Park, and each issues its own permits.
- Well, septic and rural-area rules. Western parcels often rely on private systems, and rural-area planning limits how land can be split, which matters for new construction.
- HOA and townhouse rules. Lake Ridge, Montclair and many newer subdivisions have homeowners' associations with exterior and rental rules we review with the plan.
- Commuter rents. Rentals near VRE stations, I-95 and I-66 serve commuters into Fairfax, Arlington and DC. We underwrite DSCR exits on rents supported by the immediate area.
- Inherited homes. Estates for county residents are generally handled through the Clerk of the Prince William County Circuit Court in Manassas, and our probate loans can pay off liens or fund repairs once someone has authority to sign.
Communities we finance in Prince William County
Bristow, Dale City, Dumfries, Gainesville, Haymarket, Lake Ridge, Linton Hall, Montclair, Neabsco, Nokesville, Occoquan, Quantico, Triangle, Woodbridge and the county areas around Manassas. We also lend in the independent cities of Manassas and Manassas Park.
Prince William County loan terms
We’re a direct lender funding every loan in-house with our own private capital, 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. Inherited property? Read our probate and heir property guide.
Prince William County Hard Money Questions
Do you lend everywhere in Prince William County?
Yes, on non-owner-occupied investment property across the county, including Woodbridge, Dale City, Lake Ridge, Gainesville, Haymarket and Bristow. We also lend in the independent cities of Manassas and Manassas Park.
Who issues building permits in Prince William County?
The county Department of Development Services issues building permits and inspects work, with zoning approval required for most residential improvements. The cities of Manassas and Manassas Park issue their own permits.
Do you finance new construction on larger lots in the western county?
Yes. We finance ground-up builds with a budget and draw schedule set at closing. On parcels with well and septic, we review those approvals with the plans before closing.
Is Prince William County eligible for your joint venture program?
Our JV program is limited to properties inside the Capital Beltway, so Prince William County deals use our fix & flip, bridge, new construction and DSCR loans instead.
What are your hard money rates in Prince William County?
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 fast can you close in Prince William County?
Written approval within 24 hours and closings in as little as 3 business days on clean files, with an in-house valuation or broker price opinion instead of a full appraisal.
More Virginia areas: all Virginia areas we serve · Stafford County, VA · Fairfax County, VA
Have a Deal in Prince William County?
Send the address and your numbers. Written terms within 24 hours, subject to underwriting.