Hard money calculator
Know your cash to close — and your total project cash.
Model the purchase, rehab budget and after-repair value to see how much a lender may fund and how much cash you need to bring.
Hard money project calculator
Deal
Loan limits
Pricing & timing
Costs
Illustrative estimates only — not an offer, rate quote or commitment to fund or lend.
How this calculator works
Lenders usually apply both a loan-to-cost (LTC) and a loan-to-after-repair-value (LTARV) limit, and lend the lower amount.
Cash to close covers the down payment, points and fees. Total project cash also includes rehab funds paid before draws, interest, holding costs and a contingency.
Frequently asked questions
Which limit decides my loan amount?
Typically whichever is lower: the LTC limit or the LTARV limit. The calculator shows both so you can see which one binds.
What are points?
Origination points are a percentage of the loan paid at closing. One point equals 1% of the loan amount.
Why is total project cash higher than cash to close?
Because you also pay rehab costs before draws are reimbursed, monthly interest, insurance, taxes, utilities and overruns.
Is the result a loan offer?
No. It is an illustrative estimate. Each lender sets its own terms and makes its own decision.
Want help reading your results?
A specialist can walk through the estimate with you and explain which options may fit.