Interest-only bridge loan costs and terms
For fix-and-flip investors calculating interest-only payments, total interest, and origination points on hard money and private money bridge loans.
Hard Money Loan Calculator
Calculator Inputs
Sign in to run calculations
Create a free account to access calculators — no credit card required.
Create Free AccountWhat it does
The Hard Money Loan Calculator computes interest-only payments, points, and total cost on bridge or hard money loans used to fund fix-and-flip and other short-term projects. Input loan amount, interest rate, points, and hold duration to see monthly payments and total financing cost.
Hard money financing is expensive but necessary when traditional lenders won't fund rehab projects. This calculator shows the true cost of speed and access so you understand hard money as a strategic expense for deals that wouldn't otherwise happen, not a preferred financing method.
Who it's for
- Fix-and-flip operators calculating hard money costs to validate deal profitability
- Hard money lenders calculating payments and structuring deal economics
- Borrowers comparing hard money costs to alternative financing and exit strategies
- Real estate investors budgeting short-term bridge financing costs into deal economics
How it works
Input loan amount and rate
Hard money: typically 8–15% depending on LTV and credit.
Add points and fees
Origination: 1–3%; processing: 0.5–1%.
Calculate interest-only payment
Loan amount × rate ÷ 12 = monthly interest.
Why it matters
Budget hard money costs vs. bank loans
Understand how rates and points stack
Model break-even timing on bridge
Compare hard money to cash purchases
Unlock all 67 calculators + AI + reports
Full access to Hard Money Loan Calculator, 66 other calculators, live FRED rates, AI deal verdicts, conservative/base/optimistic scenario projections, printable reports, and vault storage.
Investor Starter
No credit card — ever
- 1 calculator per day (Quick Reference)
- 50 glossary definitions per day
- 5 template previews
- Market Insights (read-only)
- Limited investor games (1 game)
- +3 more features
Core Investor
7-day free trial included
- 67 Professional Calculators — Unlimited
- 1/2/5/10-Year Scenario Projections
- Save & Print Reports to Vault
- 210+ Templates & Contracts
- 110+ Phone Scripts
- +7 more features
Pro Investor
7-day free trial included
- Everything in Core Investor
- Full Investor CRM — Included
- AI Deal Analyzer & Listing Analyzer
- AI Underwriting & Property Analysis
- AI Rehab Estimator & Rent Analyzer
- +7 more features
What every calculator includes
67 Calculators
Every investment strategy — rental, flip, BRRRR, mortgage, commercial, wealth building.
Scenario Projections
Conservative, base, and optimistic 1/2/5/10-year return modeling.
AI Deal Verdict
Claude-powered analysis — strengths, risks, and actionable recommendations.
Investor Vault
Save unlimited reports. Revisit, compare, and track every deal you've analyzed.
Print-Ready Reports
Professional PDF reports to share with agents, lenders, and partners.
Address Auto-Fill
Enter a property address to pre-fill value, rent, and tax data automatically.
Live FRED Rates
Mortgage rate fields pre-populate with Federal Reserve interest rate data.
Investment-Grade Math
Every formula audited against professional underwriting standards.
Secure checkout · Cancel anytime · 7-day free trial on Core & Pro
Frequently asked questions
Why is hard money expensive?
Higher risk, faster funding, and less documentation. Lenders charge premium rates and points for speed and flexibility.
What LTV do hard money lenders offer?
60–75% LTV on ARV. Some go 80%+ with strong credit or proof of funds.
How long can I carry a hard money loan?
Typically 6–12 months with 6-month extensions available. Longer holds become expensive.
Should I compare hard money to cash?
Yes. Hard money is faster but costs. On a $100K flip, 10% hard money for 6 months = $5K cost. If you have cash, the decision depends on your hurdle rate.
Is this calculator free to use?
Yes — create a free Investor Starter account to run 1 calculator per day. No credit card required. Upgrade to Core ($49/mo) for unlimited access to all 67 calculators.
How accurate are the results?
Results are only as accurate as your inputs. The formulas use industry-standard real estate investment math. Always verify with a licensed professional before committing capital.
Related calculators
Flip Profit Calculator
Calculate net flip profit after all acquisition, rehab, holding, financing, and selling costs.
Open calculatorHolding Cost Calculator
Total every cost incurred while you own a property before resale — loan interest, taxes, utilities.
Open calculatorMortgage Payment Calculator
Break down your monthly P&I, taxes, insurance, and see the full amortization schedule.
Open calculatorBRRRR Calculator
Model the full Buy-Rehab-Rent-Refinance-Repeat cycle and quantify how much capital you recycle.
Open calculatorReady to analyze your next deal?
Join thousands of investors using REI Vault Pro. All 67 calculators, scenario projections, AI insights, vault storage, and printable reports — start free, no credit card required.
