Hard Money Lenders in Annapolis, MD | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inAnnapolis, Maryland

Fix and flip, DSCR rental and new construction financing for Annapolis investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price an Annapolis deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price an Annapolis deal right now

Prefilled with a realistic Annapolis deal. Change any number and it reprices on the programs that lend in Maryland, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Annapolis

Annapolis is Maryland’s capital and a small, water-bound city where location decides price. Downtown is colonial and federal era houses inside a strict historic district; around it, West Annapolis, Admiral Heights and Eastport are full of 1940s to 1960s capes, cottages and ramblers on small lots. Those older houses near the water and the Naval Academy are where most flips happen. In Maryland a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.

Annapolis buyers pay for walkability and water, and they pay a lot. Redfin has the city median up on a year ago, with homes taking about six weeks. A small cape in West Annapolis or Eastport, finished right, sells to a buyer who wants to walk downtown. The risk is overbuilding: a big addition on a small lot can price the house past what the street has sold for. We ask how close to the water and how close to downtown before anything else.

What an Annapolis deal looks like on paper

Annapolis example: $480,000 purchase, $110,000 rehab, $830,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s cape in West Annapolis: a new kitchen, a primary suite carved out of the second floor, two baths, HVAC, windows and a roof. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$518,000
Cash to close$94,310
Proof of funds to show$146,389
Where the $94,310 goes
  • Down payment (15% of the purchase)You$72,000
  • Origination (0.5%)Lender$2,590
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$5,090
  • Title and closing (estimate at Texas rates)Title$4,895
  • Prepaid interest (15 days)Lender$1,591
  • Property insuranceInsurer$5,605
  • AppraisalAppraiser$550

Interest while you rehab: $3,227 a month on the $408,000 funded at closing, $4,097 once every draw is out. Proof of funds is cash to close plus $27,500 of rehab reserve and $24,579 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Annapolis

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Annapolis prices sit right now

Before we price an Annapolis flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Annapolis median sale price at $637K for the three months ending September 2026, up 7.4% on a year earlier, with homes selling in about 41 days.

Median sale price, Annapolis (Redfin, 3 months to Sep 2026)$637,000
Change on a year earlier (Redfin)Up 7.4%
Days on market, Annapolis (Redfin)41

Sources: Redfin, Annapolis housing market, MAHDC, court sides with Annapolis HPC over vinyl windows (Capital Gazette), Maryland Department of the Environment, Rental Property Owner Requirements

How an Annapolis file actually gets priced

We build the Annapolis ARV from renovated houses in the same neighborhood, sold in the last few months, and keep waterfront and water-view sales separate from inland ones. A downtown historic house isn’t a comp for a West Annapolis cape. Appraisers here adjust heavily for water access, parking and lot size, so an ARV that leans on one great sale won’t hold.

Two rules shape Annapolis rehabs. The Historic District needs a certificate of approval from the city before exterior work, and the commission looks closely at replacement windows. Near the water, the Chesapeake Bay Critical Area rules limit how much you can build and clear close to the shore, and low streets downtown and in Eastport flood at high tide. Check the flood zone and insurance cost before you bid, and Maryland’s lead law if the house will be rented.

Who buys your finished Annapolis deal

The Annapolis buyer is a Naval Academy or state government family, a commuter to DC or Baltimore, or someone moving here for the water. They expect a finished house and pay for it, but they also hire careful inspectors on old houses. If you hold, short-term rentals are tightly regulated here, so underwrite a long-term lease; a DSCR loan (a rental loan qualified on the rent) can take out the bridge.

What happens after you apply

Apply once and the whole Annapolis loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Annapolis

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Maryland →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Maryland →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Maryland →

Where we lend in Annapolis

We broker deals across the whole Annapolis market. The submarkets investors ask us about most are West Annapolis (21401), Eastport (21403), Murray Hill (21401), Admiral Heights (21401), The Historic District (21401) and Annapolis Neck and Hillsmere (21403).

How long does a Annapolis loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Maryland, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Annapolis hard money FAQ

Do you lend hard money in Annapolis?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Annapolis scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Maryland, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Annapolis?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can an Annapolis hard money loan close?
Most Annapolis fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on an Annapolis flip?
The worked example on this page is a $480,000 Annapolis purchase with a $110,000 rehab and a $830,000 after repair value at 700 credit, first flip: $72,000 down (15% of the purchase) and $94,310 total cash to close, with $146,389 of proof of funds to show the lender. The lowest down payment for a first flip in Annapolis is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Annapolis?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for an Annapolis fix and flip loan?
The lowest credit floor among the Annapolis programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance an Annapolis flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Annapolis flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Do I need approval to renovate an Annapolis historic house?
For exterior work, yes. Inside the Historic District, a certificate of approval is needed before you change windows, doors, siding, roofs or additions, sometimes from staff and sometimes after a public hearing. Work done without approval can be ordered reversed. Plan the time into the schedule and tell us when the house is in the district.
Does flood risk affect a hard money loan in Annapolis?
It affects the insurance, the scope and the resale. Lenders require flood insurance in a flood zone, and buyers price in tidal flooding on low streets. Get a flood insurance quote before you make the offer, and if the house is close to the shore, check the Critical Area limits before you plan an addition.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Annapolis: Baltimore and Rockville. More Maryland city guides: Frederick and Gaithersburg. Or see everything we fund in Maryland.

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