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Wednesday 04 November 2026 04:20:00 GMT

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If you’re borrowing hard money to flip houses and don’t understand these seven terms, you could be making a VERY expensive mistake. I’m going to explain them in plain English, because at Zeus Commercial Capital, we don’t gatekeep knowledge. NUMBER ONE: ARV — After Repair Value. This is what your property is estimated to be worth AFTER you’ve completed the renovations. Not what you paid for it. NUMBER TWO: LTC — Loan to Cost. This tells you what percentage of your total project cost the lender is willing to finance. If your purchase and renovations total $150,000 and the lender offers 90% LTC, that’s potentially $135,000 in financing. NUMBER THREE: LTV — Loan to Value. This measures your loan amount against the property’s value. And be careful, because lenders may calculate it using the current value or the after-repair value. NUMBER FOUR: POINTS. One point equals 1% of the loan amount. On a $200,000 loan, three points means $6,000 in fees. And that’s BEFORE interest and other closing costs. NUMBER FIVE: INTEREST RESERVE. This is money set aside to cover interest payments during the loan term. It isn’t free money. It may be funded from your loan proceeds. NUMBER SIX: CONSTRUCTION HOLDBACK. Just because your lender approves $50,000 for renovations doesn’t mean you receive that money at closing. Many lenders release renovation funds through draws as work is completed. NUMBER SEVEN: EXTENSION FEE. If your flip takes longer than expected and you need more time, your lender may charge a fee to extend your loan — assuming an extension is available. And here’s my BONUS TIP. Never compare hard money loans based on the interest rate alone. Compare the points, interest, draw fees, extension costs, and the actual cash you’ll need to close and complete the project. Because the cheapest rate doesn’t always mean the cheapest loan. At Zeus Commercial Capital, we believe educated investors make better decisions. Follow us for real-world lending education. And if you’re financing your next investment property, visit ZeusFixAndFlip.com.

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