Hard Money Lenders in New York City, NY | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inNew York City, New York

Fix and flip, DSCR rental and new construction financing for New York City 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 a New York City deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a New York City deal right now

Prefilled with a realistic New York City deal. Change any number and it reprices on the programs that lend in New York, 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 New York City

In New York City, the fix and flip loans we place are for one to four family houses, and that means the outer boroughs: frame and brick two-families in the north Bronx, attached and detached houses in southeast Queens, brownstones and row houses in Brooklyn, and detached houses on Staten Island. Manhattan co-ops and condos are a different business. In New York a first flip can be priced at 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.

A New York City flip is decided by paperwork as much as by price. The Certificate of Occupancy says how many legal units the house has, and the appraiser, the buyer’s lender and the Department of Buildings all go by it, not by how many doors are in the basement. Redfin has the citywide median up slightly on a year ago, with homes taking about two months to sell. The money is in a well-bought two-family with a clean C of O, renovated to sell to an owner who lives in one unit.

What a New York City deal looks like on paper

New York City example: $560,000 purchase, $120,000 rehab, $940,000 after repair value, 700 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a frame two-family in Wakefield in the Bronx: two kitchens and two baths, a new boiler, separate electric meters, lead-safe turnover work, and permits that match the Certificate of Occupancy. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$612,000
Cash to close$103,744
Proof of funds to show$164,313
Where the $103,744 goes
  • Down payment (10% of purchase plus rehab)You$68,000
  • Origination (2.13%)Lender$13,005
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$5,560
  • Title and closing (Texas-rate estimate; New York adds mortgage recording tax and attorney fees)Title$5,359
  • Prepaid interest (15 days)Lender$2,020
  • Property insuranceInsurer$6,460
  • AppraisalAppraiser$550

Interest while you rehab: $4,096 a month on the $492,000 funded at closing, $5,095 once every draw is out. Proof of funds is cash to close plus $30,000 of rehab reserve and $30,569 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 New York City

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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 New York City prices sit right now

Before we price a New York City 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 New York City median sale price at $900K for the three months ending September 2026, up 1.6% on a year earlier, with homes selling in about 58 days. The city’s residential transfer tax on a one to three family sale is 1% at $500,000 or less and 1.425% above it.

Median sale price, New York City (Redfin, 3 months to Sep 2026)$900,000
Change on a year earlier (Redfin)Up 1.6%
Days on market, New York City (Redfin)58
NYC transfer tax, 1-3 family, $500,000 or less1%
NYC transfer tax, 1-3 family, over $500,0001.425%

Sources: Redfin, New York City housing market, NYC Department of Finance, Real Property Transfer Tax, NYC HPD, lead-based paint correction at turnover

How a New York City file actually gets priced

We build the ARV from renovated houses of the same type in the same neighborhood, sold in the last few months: a Bronx two-family against Bronx two-families, a Queens single against Queens singles. Citywide medians mean nothing at the block level. Appraisers also run the rent on a two or three family, and an illegal unit adds nothing. New York closings run through attorneys for the buyer, the seller and the lender, and New York is a judicial foreclosure state, so lenders read the title and the C of O closely.

Budget the city’s costs. New York City charges a real property transfer tax on one to three family sales, at a higher rate once the price passes the city’s threshold, and the state adds its own transfer tax. Permits go through the Department of Buildings, and any change in units or layout needs plans. Houses built before 1960 fall under the city’s lead paint law, which requires turnover work before a new tenant moves in. Low areas of Canarsie, southeast Queens and Staten Island’s east shore sit in flood zones.

Who buys your finished New York City deal

The classic New York City exit is an owner occupant who buys the two-family with an FHA or conventional loan, lives in one unit and counts the other unit’s rent. That buyer pool is deep in the Bronx, Queens and Brooklyn. If the retail market is slow, the hold is strong: lease both units, then refinance into a DSCR loan (a rental loan qualified on the building’s rent, not your income). Buildings of six or more units built before 1974 can fall under rent stabilization; a two-family generally doesn’t.

What happens after you apply

Apply once and the whole New York City 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 New York City

Fix and flip

10%down on a first flip
Rates
from 9.50% at 620+ credit with 2+ completed flips
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 New York →

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 New York →

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 New York →

Where we lend in New York City

We broker deals across the whole New York City market. The submarkets investors ask us about most are Wakefield and Williamsbridge, the Bronx (10466 / 10467), Jamaica, St. Albans and Springfield Gardens, Queens (11434 / 11412 / 11413), East Flatbush and Canarsie, Brooklyn (11203 / 11236), Bedford-Stuyvesant, Brooklyn (11221 / 11233) and Mid-Island and North Shore, Staten Island (10306 / 10314 / 10310).

How long does a New York City 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 New York, and the rate, origination, leverage and cash to close come back side by side. Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on the attorneys, title and the lender through funding.

New York City hard money FAQ

Do you lend hard money in New York City?
Yes. Capital Kings is a broker, not a direct lender, so we shop your New York City 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 New York, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in New York City?
As of October 2026: 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 a New York City hard money loan close?
In New York, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes in 21-30 days. New York closings run through attorneys on both sides and the title work takes longer than in a title-company state, so we plan for that from day one. 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 a New York City flip?
The worked example on this page is a $560,000 New York City purchase with a $120,000 rehab and a $940,000 after repair value at 700 credit, first flip: $68,000 down (10% of purchase plus rehab) and $103,744 total cash to close, with $164,313 of proof of funds to show the lender. 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 New York City?
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 a New York City fix and flip loan?
The lowest credit floor among the New York City 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, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, 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 a New York City flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a New York City 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.
Can I use a hard money loan on a two-family in the Bronx, Queens or Brooklyn?
Yes. One to four family houses are exactly what the fix and flip programs we place are built for. In New York a first flip can be priced at 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. Bring the Certificate of Occupancy with the file, because the legal unit count drives the appraisal.
What does New York City’s lead law mean for a flip?
If the house was built before 1960 and will be rented, the city requires lead-safe turnover work before a new tenant moves in, plus more if a child under six lives there. Even on a sale, the scope should include lead-safe work practices on old paint. Put it in the budget from day one; it’s cheaper than redoing finished work.
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 New York City: Yonkers, Albany, Stamford and Hauppauge. More New York city guides: Buffalo, Rochester and Syracuse. Or see everything we fund in New York.

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