How much will a hard-money lender actually advance? Enter the deal and program limits to see your total loan, the initial advance vs rehab holdback split, and your cash to close.
Estimates for informational purposes only — not a loan offer, commitment, financial advice, or a lending decision. Program limits shown are illustrative and vary by lender.
Private lenders size a loan against both loan-to-cost and loan-to-ARV and lend the smaller of the two. This estimator applies your program's limits, then structures the result the way a real term sheet does: an initial advance funded at closing plus a rehab holdback released in draws. That structure is exactly what “Generate a term sheet” carries into TermSheet360.
If LTC binds, you're near the program's cost limit — a higher ARV won't help. If LTARV binds, the finished value is the ceiling. Knowing which one holds you back tells you whether to negotiate the purchase or revisit the rehab scope.
The loan is the smaller of two limits: LTC (a percent of purchase + rehab) and LTARV (a percent of the after-repair value). This tool computes both and uses whichever is tighter.
Lenders fund the purchase up front (the initial advance) but hold back the rehab money, reimbursing it in draws as work is completed and inspected. Your loan is advance + holdback.
Roughly the purchase price minus the initial advance (your down payment), plus lender and closing fees. This estimate shows the down-payment portion; add fees for an all-in number.