Commercial hard money loans that close
when your deal can’t wait.
UFIG originates commercial hard money loans from $1M with closings in as few as 10 business days. Asset-based underwriting. Non-recourse options available. All commercial property types. Nationwide coverage. One loan officer from first call to closing.
Speed. Flexibility.
Your deal, closed fast.
Watch how UFIG evaluates and places commercial hard money loans — from first call to closing. Asset-based underwriting means we focus on the property and the exit strategy, not a credit score checklist.
Talk to a Hard Money Specialist
Why borrowers and brokers choose UFIG
for commercial hard money financing
Close in 10 Business Days
When the deal window is short — auction buys, maturing payoffs, motivated sellers — UFIG delivers hard money financing at the speed your transaction demands.
The Property Drives the Deal
Hard money underwriting at UFIG is asset-focused. We evaluate the property, the business plan, and the exit strategy — not just your credit score or tax returns.
Creative Loan Structures
Interest-only payments, ARV-based lending, non-recourse options, and custom terms designed around your specific hard money financing scenario.
Bridge to Permanent
UFIG doesn’t just provide the hard money loan — we help you plan and execute the refinance into permanent financing once the property is stabilized.
Commercial Hard Money Loans —
Terms & Details
UFIG originates hard money loans with structures built around your deal — not a cookie-cutter template. Every hard money financing scenario is evaluated on its own merits.
Hard money loans for
every commercial asset class
UFIG provides hard money financing for a full range of commercial real estate — from stabilized properties to distressed assets, value-add projects, and ground-up development.
Hard Money Loan Rate Ranges
Indicative rates as of October 9, 2026, subject to underwriting. View today’s commercial mortgage rates or call for a custom hard money loan quote.
A hard money loan is not for every deal —
but when speed and flexibility matter, nothing else comes close.
Borrowers turn to UFIG for hard money financing when conventional lending timelines, underwriting requirements, or property conditions make traditional banks impractical.
⏱ Time-Sensitive Acquisitions
A bank takes 45–90 days. UFIG can close a hard money loan in 10 business days. When the deal window is short — auction properties, motivated sellers, foreclosure buyouts — hard money wins.
🔧 Value-Add & Rehab Projects
Banks won’t lend on distressed or vacant properties. Hard money lenders underwrite to After Repair Value (ARV), allowing investors to acquire and renovate before refinancing into permanent financing.
📋 Credit or Income Challenges
If your credit score, tax returns, or income documentation don’t meet conventional standards, hard money focuses on the asset and exit strategy — not your personal financials.
🔄 Bridge to Permanent Financing
Stabilizing a property before qualifying for conventional rates? Use a hard money loan to bridge the gap, then refinance once occupancy, cash flow, and property condition are established.
⚠️ Maturing Loans & Payoffs
Facing a balloon payment or maturity default? UFIG can step in quickly with a hard money loan to pay off the existing lender and give you time to stabilize, sell, or arrange long-term financing.
🏗️ Non-Conventional Properties
Entertainment centers, religious facilities, marinas, parking structures, and special-use properties are often declined by banks. UFIG has private lending relationships for non-standard hard money deals.
UFIG doesn’t just provide the loan.
We help you plan the exit.
A hard money loan is a short-term instrument. The exit strategy — whether it’s a sale, a refinance, or a bridge-to-permanent program — is where the real value lives. UFIG manages both sides of the transaction.
- Hard money loan structured with the permanent refinance already in mind
- UFIG identifies the permanent lender before the hard money loan closes
- One loan officer manages both the hard money phase and the transition
- No prepayment penalty — refinance when the property is ready, not when a calendar says so
- SBA, conventional, CMBS, and agency permanent financing options through UFIG’s Capital Network
Hard Money vs. Bridge Loan vs. Conventional:
Which is right for your deal?
| Factor | Hard Money | Bridge Loan | Conventional |
|---|---|---|---|
| Closing Speed | 7–10 business days | 7–21 days | 30–90 days |
| Property Condition | Distressed, vacant, non-stabilized | Transitional / value-add | Stabilized only |
| Credit Requirements | Flexible — asset focused | Moderate | Strict (680+ typical) |
| Rates | 8.24%–14%+ | 7.5%–12%+ | 5.5%–8%+ |
| Loan Term | 6–36 months | 12–36 months | 5–30 years |
| LTV | Up to 80% (ARV or purchase) | Up to 85% | Up to 75–80% |
| Income Documentation | Minimal / asset-based | Light documentation | Full documentation |
| Best For | Speed, distressed assets, credit challenges | Transitional properties | Stabilized, long-term holds |
How Commercial Hard Money Loans Work, and Who Provides Them
Hard money is the fastest capital in commercial real estate and the least understood. Here is how a commercial hard money loan is sized and priced, who the lenders actually are, which property types they finance, and how UFIG places these loans nationwide.
How a commercial hard money loan is sized
A hard money lender starts with the property, not the borrower’s tax returns. The loan is sized as a percentage of value: typically 60% to 75% of the as-is value for a purchase or refinance, or up to 80% of the after-repair value (ARV) when the loan includes a renovation budget. The lender confirms value with an appraisal or a broker opinion of value, checks title and the sponsor’s equity, and underwrites one thing above all else: the exit. A hard money loan is a 6- to 36-month instrument, so the lender wants to see how it gets paid off, whether that is a sale, a refinance into a bank, SBA or CMBS loan once the property is stabilized, or a construction takeout.
Pricing has three parts. The interest rate is a spread over a base rate (Prime or SOFR) and runs higher than a bank loan because the lender is taking speed and condition risk. Origination points, usually 1 to 3, are charged at closing. Payments are almost always interest-only, which keeps the carry manageable while the business plan is executed. Renovation dollars are held back and released in draws as work is completed and inspected.
What a lender asks for is short: a purchase contract or payoff statement, a rent roll or trailing operating statement if the property has income, a renovation budget if there is one, a personal financial statement, an entity document set and a credible exit. That is why a commercial hard money loan can close in 10 business days when a bank needs 60 to 90.
Who provides commercial hard money
Most borrowers searching for “commercial hard money lenders” are really asking which kind of lender fits their deal, because the market has several:
| Lender type | Typical loan size | Best for | Watch for |
|---|---|---|---|
| Private debt funds | $2M – $50M+ | Institutional-quality assets, value-add plans, multi-state borrowers | Want sponsor experience and a clean exit; slower than local private money |
| Private lenders and family offices | $1M – $15M | Speed, unusual property types, credit or documentation issues | Pricing varies widely; terms differ lender to lender |
| Regional hard money shops | $500K – $5M | Local knowledge, fix-and-flip, small mixed-use | Often limited to one metro; many will not lend on true commercial |
| Bank and credit union bridge programs | $1M – $25M | Stabilized or lightly transitional property with a strong borrower | Full underwriting, 45 to 60 days; not hard money in the true sense |
UFIG is a loan correspondent, not one of these lenders. We originate, underwrite and deliver your commercial hard money loan through our Correspondent Lending channel, or place it with the capital source that fits from a Capital Network built since 1998: national debt funds, private lenders, family offices and regional private-money lenders. One submission, one loan officer, and a lender chosen for the deal rather than the only lender you happened to call. When a conventional, SBA or bridge loan fits better, we tell you that too.
Hard money by property type
Multifamily and apartment buildings
Hard money for apartment buildings of five or more units is the most common request we see: a value-add purchase with vacant or under-market units, a property that needs capital improvements before an agency lender will look at it, or a maturing loan that has to be paid off before the renovation is finished. The loan is sized on as-is value or ARV, carried interest-only during the turn, and refinanced into a Fannie Mae, Freddie Mac or bank multifamily loan once occupancy and rents support it.
Construction, land and development
Hard money fills the gap when a bank will not lend on entitled land, a partially built project or a ground-up deal without pre-leasing. Land loans run at lower leverage, generally 50% to 60% of value, and construction loans are advanced in draws against a budget and schedule. Pricing sits at the higher end of the hard money range; see today’s commercial mortgage rates for current land and construction pricing.
Business acquisition with real estate
When a business purchase includes the building, a hard money loan on the real estate can close the deal while the SBA or bank loan on the business catches up, or can be the whole acquisition financing when the buyer’s credit or documentation would not pass a bank. The collateral has to be real estate; hard money does not lend on goodwill or equipment alone.
Hotels, special-use and everything a bank declines
Hotels and motels, assisted living, gas stations, car washes, marinas, entertainment venues, religious facilities, self-storage conversions and vacant retail are all financeable with hard money when the value and the exit are there. For hotels, start with our hotel financing page; for a file a bank has already turned down, commercial loan structuring explains how we repackage it.
Commercial hard money lenders in New York and nationwide
New York City, Long Island and the Northeast corridor are among UFIG’s most active hard money markets; the $15 million Manhattan mixed-use closing on this page is one example, and the Hagerstown hotel PIP and Dallas entertainment center show the range. Because UFIG places loans through a Capital Network rather than one balance sheet, a property in Texas, Florida, California or a secondary market gets matched to a lender that already lends there. UFIG arranges commercial hard money loans in all 50 states and Canada, with a $1,000,000 minimum.
Current commercial hard money rates
Commercial hard money rates price as a spread over Prime. The figures below read from UFIG’s live rate sheet; for every program and property type see today’s commercial mortgage rates.
| Private hard money | Low | Average | High | Base (Prime) |
|---|---|---|---|---|
| Commercial, all property types | 8.24% | 9.24% | 14.00% | 7.00% |
Indicative rates as of October 9, 2026 for qualified borrowers at standard leverage, updated daily from market indices. Final rate depends on LTV, property condition, sponsor and exit.
Our Simple 4-Step Process
Submit Your Deal
Complete the short form or call (888) 556-4029. A hard money specialist reviews your scenario within hours.
Receive Your Proposal
Dedicated loan officer delivers a personalized hard money loan quote — typically within 24 hours.
Underwriting & Approval
Streamlined, asset-based underwriting. Fast decisions and clear communication every step of the way.
Close
Close in as little as 10 business days. Loan proceeds wired directly to your title company.
Hard Money Loan FAQ
A hard money loan is a short-term, asset-based commercial loan secured by real estate. Unlike conventional bank loans that rely heavily on credit scores, income documentation, and lengthy underwriting, hard money loans are underwritten primarily on the value of the collateral property and the borrower’s exit strategy. UFIG originates commercial hard money loans starting at $1 million for all commercial property types nationwide.
Qualified commercial hard money loans can close in as little as 10 business days. Most transactions close within 10–21 days — significantly faster than traditional bank financing, which typically takes 45–90 days. Our dedicated loan officer and streamlined asset-based underwriting process make this speed possible.
Hard money loans and bridge loans are both short-term commercial financing tools, but they serve different situations. Hard money loans are typically asset-based with more flexible credit requirements and can finance distressed, vacant, or non-stabilized properties. Bridge loans generally require the property to be transitional or partially stabilized. UFIG originates both — and helps borrowers determine which product fits their deal.
No. While credit is reviewed as part of the overall picture, hard money lending at UFIG is primarily asset-focused. We evaluate the property value, the borrower’s equity position, and the exit strategy. Borrowers with credit challenges, limited income documentation, or non-standard financial profiles regularly qualify for UFIG hard money loans.
Yes. UFIG offers both non-recourse and full-recourse hard money loan structures. Non-recourse options are available for well-qualified borrowers with strong property profiles, allowing borrowers to limit personal liability. Availability depends on property type, LTV, and overall deal strength.
Most borrowers either refinance into permanent financing or sell the property. UFIG plans the exit strategy before the hard money loan closes — identifying permanent lending options through our Capital Network so the transition is seamless. With no or low prepayment penalties, you refinance when the deal is ready, not when a calendar forces it.
UFIG hard money loans cover all commercial property types: multifamily, retail, office, industrial, hotel, self-storage, mixed-use, land, development, assisted living, condo conversion, and special-use properties. We also finance properties that conventional lenders decline — distressed assets, vacant buildings, and non-income-producing properties.
ARV stands for After Repair Value — the estimated value of a property after renovations are completed. ARV-based hard money lending allows investors to borrow against the future value of the property, not just the current as-is condition. This enables borrowers to finance both the acquisition and the renovation with a single hard money loan from UFIG.
Expect an interest rate in the range shown on this page, priced as a spread over Prime, plus 1 to 3 origination points at closing and the usual third-party costs: appraisal or valuation, title, legal and, for renovation loans, inspection fees on each draw. Payments are interest-only. Because the loan is short, the total cost is driven more by how long you hold it than by the rate, which is why the exit plan matters more than a quarter point.
Most commercial hard money lenders lend 60% to 75% of as-is value, or up to 80% of after-repair value when a renovation budget is included, so plan on 20% to 35% equity from cash, existing equity in the property or seller financing. Land and special-use properties require more. Cross-collateralizing another property you own can reduce the cash needed.
Yes. Multifamily of five or more units is the most common hard money request UFIG places: value-add purchases with vacancies, properties that need repairs before an agency lender will consider them, and maturing loans that must be paid off mid-renovation. The loan is sized on as-is value or ARV, carried interest-only, and refinanced into a Fannie Mae, Freddie Mac or bank multifamily loan once the property stabilizes.
Yes, at lower leverage. Entitled land generally finances at 50% to 60% of value; construction and heavy renovation loans are advanced in draws against an approved budget and schedule, usually up to 80% of cost or ARV. Unentitled land, rural acreage without a development plan and projects without a credible takeout are harder to place.
The right capital source depends on the deal: national debt funds for larger value-add assets with experienced sponsors, private lenders and family offices for speed and unusual property types, regional private-money lenders for smaller local deals. UFIG is a loan correspondent that works with all of them. We originate and package your loan once, then deliver it through our Correspondent Lending channel or place it with the lender in our Capital Network whose terms fit your property, timeline and exit.
What Our Hard Money Clients Say
Securing financing for my 10-store mixed-use office building in the heart of Manhattan was no small feat, but United Financial made it happen with a $15 million hard money loan. Their team was responsive and tailored the deal to fit the fast-paced NYC market.— Dr. Dean Howard, Manhattan, NY
Launching a family entertainment center in Dallas required quick and flexible funding, and United Financial delivered with a $7 million hard money loan. Their straightforward process and understanding of my timeline took a huge weight off my shoulders.— Peter W., Dallas, TX
Upgrading my Holiday Inn in Hagerstown with a conversion and PIP demanded a solid financial partner, and United Financial provided just that with a $10.5 million hard money loan. They worked closely with me to meet the specific needs of the renovation.— Sam Patel, Hagerstown, MD
I’ve worked with dozens of lenders and capital providers over the years, and United Financial stands out as a true partner. They’ve provided multiple hard money deals for my clients — always fast, always professional. When I refer UFIG, I know my reputation is in good hands.— L. Gonzalez, Commercial Broker, Fort Lauderdale, FL
Your deal deserves a hard money loan
that closes — not one who quotes and disappears.
Call during business hours to speak directly with an experienced hard money loan specialist, or submit your deal for review. UFIG evaluates every file with institutional discipline and closes with private-capital speed.
Tell Us About
Your Deal.
- Response within 24 hours — often same day
- Asset-based underwriting — not a credit score checklist
- One loan officer from first call through closing
- Non-recourse hard money options available
- Originated, underwritten and delivered by UFIG, or placed through its Capital Network when that gets you better terms