Hard Money Loan Nevada

Last updated: May 14, 2025

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OfferMarket is not NMLS licensed in Nevada. To serve real estate investor clients in Nevada, we operate as a rate shopping service and process your loan with the most competitive licensed capital provider on our platform.

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At OfferMarket, our mission is to help you build wealth through real estate investments in the Silver State. Whether you're flipping properties in Las Vegas, renovating rentals in Reno, or capitalizing on opportunities in smaller cities like Henderson and Sparks, we're here to be your lending partner.

To support your journey as a Nevada real estate investor, we provide an all-in-one platform:

💰 Private lending
☂️ Insurance rate shopping
🏚️ Off-market properties

Our Hard Money Loan Nevada program delivers fast, reliable, and competitively priced financing options to help you acquire, refinance, and renovate 1-4 unit residential properties across the state.

Whether your end goal is to flip the home for a profit or build your rental portfolio and refinance into a DSCR loan, we’d be honored to support your success in Nevada’s dynamic housing market.

Let’s walk through the OfferMarket Hard Money Loan Program for Nevada investors.

What is a hard money loan?

A hard money loan is a short-term financing solution secured by real property—specifically 1-4 unit residential real estate. These loans are tailored to Nevada investors who aim to purchase, refinance, or renovate properties with the intent to either sell for profit or retain for long-term rental income.

Hard money loans are often referred to as “bridge loans” or “fix and flip loans,” with these terms used interchangeably among active Nevada real estate investors and private lending professionals.

Hard money loan scenarios

For real estate investors in Nevada, hard money loans are commonly used in the following situations:

• Purchase and renovate an undervalued or distressed property – for example, acquiring a fixer-upper in North Las Vegas or older homes in East Reno with minimal upfront cash
• Refinance a property acquired with cash to fund renovations – say, a probate deal in Carson City where you need to unlock equity to start the rehab
• Refinance an existing hard money or private loan – allowing time to finish renovations on a Las Vegas duplex or a Sparks single-family rental
• Purchase without plans to renovate – such as acquiring deeply discounted homes in areas with strong resale markets like Pahrump or Fernley
• Refinance a cash purchase without renovation plans – providing liquidity for your next investment in a tight inventory market like Henderson
• Refinance a completed rehab project – giving yourself more time to sell or refinance based on shifting market conditions in places like Summerlin or Paradise

How it works

A hard money loan in Nevada consists of two components:

• Initial Advance – the portion of your total loan disbursed at closing to help with the property acquisition. This is wired to the title company at settlement.
• Construction Holdback – the part of your total loan reserved for property renovations. These funds are reimbursed to you via draws based on completed work.

Nevada investors often use both components to maximize leverage while conserving personal cash. Others may use only one component—either to cover just the purchase or only the rehab—depending on strategy and funding availability.

You may purchase a home in Reno and choose to fund the renovations yourself while using the loan only for acquisition. Conversely, if you buy a property in Sparks with cash, you might leverage a construction holdback to fund your rehab and scale quickly.

Your exit strategy will influence how you use these funds—whether you intend to sell for a return or hold and refinance into a DSCR loan. It’s not unusual to adjust that plan based on Nevada market shifts or unexpected opportunities.

For example, you might intend to BRRRR a triplex in Elko but realize post-renovation that listing it could yield greater short-term profits. Or perhaps your flip in Henderson sees cooling buyer demand, so you refinance into a rental hold until conditions improve.

The key is flexibility—most successful Nevada real estate investors pursue projects with more than one viable exit strategy to protect returns and reduce risk.

Who uses hard money loans?

Nevada’s hard money loans are ideal for a broad range of real estate investors, from first-timers flipping homes in Las Vegas to experienced landlords scaling their portfolios in Reno or Carson City.

Whether you're working the Fix and Flip strategy or executing a BRRRR plan (Buy, Rehab, Rent, Refinance, Repeat), hard money loans are a key financing tool.

Fix and Flip Investors

Often referred to as “flippers,” these investors rely on short-term financing to acquire, rehab, and resell undervalued or distressed properties throughout Nevada. From revitalizing old ranch-style homes in Sparks to remodeling duplexes in urban Las Vegas neighborhoods, hard money loans provide the speed and flexibility flippers need to stay competitive.

Rental Property Investors (BRRRR Method)

Nevada investors also use hard money loans to purchase and renovate rental properties before refinancing into long-term DSCR loans. This method is effective in cities like Henderson and Reno, where rental demand supports steady income and appreciation.

💡 Learn more about our Fix and Rent bundle—it pairs a hard money loan for purchase and rehab with a discounted DSCR loan for your refinance.

Many Nevada investors blend both strategies. They may flip homes in high-demand markets like Las Vegas and hold cash-flowing rentals in lower-cost areas such as Fernley or North Las Vegas. Flexibility is a best practice we regularly see in our client base.

Hard Money Loan Program Guidelines

Project Eligibility

At OfferMarket, we’re committed to helping you grow your Nevada real estate business while minimizing risk. Our track record shows it — less than 0.5% of loans we’ve originated have required foreclosure. Whether you’re operating in Reno, Las Vegas, or growing markets like Mesquite or Fallon, we aim to be a trusted partner in your success.

Newer investors in Nevada should avoid complex “heavy” or “extensive” rehabs, as these projects are more vulnerable to construction delays, budget overruns, and market shifts. This is especially important in a state like Nevada, where market dynamics can vary significantly by region and timing.

As your lender, we act as your advisor, risk manager, and capital partner. To do this effectively, we use a structured system to classify your project’s rehab scope and determine eligibility based on your experience.

Initial Advance

The initial advance—your loan’s purchase price funding—is tailored to your experience and the property’s specifics. We assess your ownership of investment properties over the past 24 months and the number of similar completed rehab projects over the past 5 years.

• Minimum credit score: 680

• Preferred credit score: 720+ for increased leverage

• Enhanced leverage: Available to Nevada Realtors, licensed General Contractors, and Professional Engineers

If the purchase price is higher than the appraised or in-house “As Is” value, our initial advance is based on that lower As Is valuation.

Your exit strategy affects this as well:

• Flip strategy: Requires a projected gross margin of at least 30% and minimum profit of $15,000

• Rent and refinance strategy: Needs a projected DSCR of 1.1 or greater after repairs

For rural Nevada properties—like those outside the Las Vegas–Reno corridor—initial advance limits apply and minimum experience level of 3 is required.

Experience-based Tiers

Initial Advance by Tier

(*) Tier 1 borrowers may qualify for 85% initial advance on an exception basis with excellent credit and liquidity.

Adjustments to Initial Advance

Rehab scope classification

To ensure your project is aligned with your experience level and capacity, we classify renovation scopes into four categories based on budget relative to purchase price:

(*) A “lopsided deal” occurs when the As Is value or purchase price is lower than the rehab budget—common in some undervalued markets in rural Nevada or distressed Las Vegas suburbs.

Rehab scope eligibility

Your eligibility for a project is based on your experience tier and the rehab classification. In Nevada, where timelines can be affected by permitting processes (especially in Clark and Washoe counties), we advise sticking with light or moderate rehabs unless you have the capacity to manage complexity.

LTARV Limits

Loan-To-After-Repair Value (LTARV) sets a cap on the size of your loan based on the expected market value of the property after rehab. This helps reduce risk, especially in markets like Las Vegas or Reno where values can shift quickly.

LTFC Limits

Loan-To-Full-Cost (LTFC) is specifically relevant for projects with an extensive rehab scope, where the cost of improvements exceeds the property's purchase price. These projects carry higher execution risk, and LTFC limits ensure you’re invested with meaningful equity.

Example: No Experience

Let’s say you find a distressed single-family property in Reno priced at $100,000. You’re new to real estate investing, but you want to rehab and flip the property.

Example: No Experience, Excellent Credit

Now, imagine you have excellent credit and are looking at a similar property in Henderson. With a credit score above 750, you qualify for more leverage.

Example: 5 Experience

Let’s say you’re an experienced investor with several successful projects under your belt and are now taking on a light rehab in Las Vegas.

Refinance using As Is value instead of Cost Basis for Initial Advance

In Nevada’s fast-moving markets, seasoned investors often look to refinance properties that have appreciated significantly since acquisition.

Our default approach is to lend based on your cost basis (purchase price + capital expenditures). But in certain refinance cases, we may consider lending against the As Is value if:

• The property is habitable (C4 condition or better)

• You’ve held the property for at least 3 years

• There are no default interest charges or late fees from the previous lender

• Guarantor credit score is 680+

• Experience Tier is 3 or higher (4+ similar completed rehabs)

• Local comps strongly support current As Is valuation

• The use case is practical (e.g., tenant just moved out, rehab is now needed for resale)

This is particularly useful for long-held rentals in Northern Nevada or homes in Las Vegas that appreciated sharply since their original purchase.

Transactions involving wholesalers, price run-ups

Nevada's thriving investor networks often include wholesalers, especially in cities like Las Vegas and Henderson. If you're purchasing a property through a wholesaler, OfferMarket can include assignment fees or double-close markups in your loan's value basis — with some important conditions:

Wholesaler transaction guidelines

• Up to 20% markup from wholesaler can be included in the loan

• Property must not be listed on the MLS

• Full chain of contracts (A-B and B-C) required

• Wholesaler’s operating agreement must be submitted

• Transactions must be arm’s length

• Finder's fees and referral fees are not financeable

Construction Holdback

Your construction holdback is reimbursed based on completed work according to your rehab budget. These funds allow Nevada investors to manage liquidity efficiently while renovating homes in markets like Sparks, Elko, or North Las Vegas.

You can choose to waive the construction holdback if you have enough capital to float the rehab yourself.

For loans $100,000 or more, interest is only charged as funds are drawn — helping reduce carrying costs during the rehab period.

Appraisal and In-house valuation

Every OfferMarket hard money loan in Nevada requires a valuation. Depending on your experience, credit profile, and property type, this may be an in-house valuation or a third-party appraisal.

In-house valuation

Even if you qualify for an in-house valuation, OfferMarket may still require a third-party appraisal based on deal risk factors.

Exterior appraisal

An exterior-only appraisal is acceptable in certain Nevada acquisition scenarios, such as:

• Bank-owned properties (REOs)

• Foreclosure or sheriff's sales

• Online auctions (e.g., Hubzu, Auction.com)

• Bankruptcy or probate situations

Requirements:

• Must be dated within 120 days of settlement

• If dated 120–179 days, a recertification is required

Interior appraisal

All other scenarios will require a full interior appraisal. This includes most typical purchase and refinance transactions in Nevada, particularly in urban areas like Las Vegas, Henderson, and Reno.

OfferMarket will order appraisals through a certified appraisal management company (AMC), and you'll be responsible for paying the AMC invoice before your file moves forward.

Appraisal Transfer

If your appraisal was already ordered through an approved AMC (within the last 180 days), you may be eligible for a transfer.

Conditions for a valid transfer:

• Appraisal < 180 days old at time of closing

• Transfer letter includes AIR compliance certification

• Signed appraisal report (PDF)

• XML file format of the report

• Paid invoice from AMC

Scenario: Stabilized Hard Money Loan

If your property is already habitable and stabilized—say, a rent-ready triplex in Las Vegas or a clean townhome in Reno—you may qualify for a stabilized loan.

OfferMarket will appraise the property on an As Is basis and fund up to 75% of that value.

Key Loan Details

Note: In Nevada, OfferMarket currently operates as a rate shopping service and refers your loan to a licensed capital provider.

Extensions

While hard money loans are meant to be short-term, extensions are available when needed — though they come at a cost and increased risk.

Avoiding extensions in Nevada

To avoid delays that force an extension:

• Work with experienced general contractors familiar with Nevada permitting

• Avoid overly ambitious rehab plans without prior experience

• Ensure you have immediate access to the property (no evictions, no tenants)

• Target deals with dual exit strategies—sell or rent

Extension Limits

Extension Fees

Prerequisites

You’ll need valid Builder’s Risk insurance that covers the entire extension period.

Ineligible Property Types

To manage risk effectively, the following types of properties are not eligible for Nevada hard money financing:

• Mixed-use buildings

• 5+ unit multifamily

• Condotels and Co-ops

• Mobile or manufactured homes

• Commercial real estate

• Cabins or log homes

• Properties with oil/gas leases

• Operational farms, ranches, orchards

• Vacation or seasonal homes

• High-end/luxury or unique architecture

• Properties on dirt or unpaved roads

Exception Scenarios

While we follow clear lending guidelines, OfferMarket may consider loans that fall outside our standard criteria under the right conditions — especially in Nevada markets with strong demand and compelling comps.

Here are exception scenarios we may review:

• Guarantor credit score between 660 – 679

• Leasehold properties (ground rent)

• Smaller homes: Single-family between 500–699 SQFT

• 2–4 unit properties with one or more units 400–499 SQFT

• Initial advance based on As Is value (if greater than cost basis)

• Non-arm’s length transactions (e.g., family sale, business partner deal)

• Financed interest payments (added to payoff)

Each of these requires additional documentation and may involve stricter underwriting.

Borrower and Guarantor Requirements

OfferMarket loans must be originated through a business entity and backed by individual guarantors with verified identity, credit, and liquidity.

Borrowing Entities

• Must be a Limited Liability Company (LLC) or Corporation

• Nonprofits are not eligible

Eligible Borrowers

• U.S. Citizens

• U.S. Permanent Residents

• Qualified Foreign Nationals with valid documentation

Foreign Nationals

• Valid passport

• Valid U.S. Visa (Visa Waiver Program required if not business-related)

• Must have a U.S. credit score if serving as guarantor

Credit Requirements

• Minimum FICO score: 680

• Exceptions: 660–679 considered with strong compensating factors

• Tri-merge credit report required (must be ≤ 120 days old)

• If < 5 tradelines, additional interest reserves required

Liquidity Requirements

Borrowers must prove they have enough liquid assets to:

• Cover cash to close, plus

• 25% of your rehab budget

You’ll need to submit the 2 most recent statements for each account. No seasoning is required for new accounts, but you may be asked to explain large deposits (Letter of Explanation).

Credit and Background Items

We apply strict yet transparent credit and background criteria to support healthy lending practices across Nevada. Here's how we evaluate your credit profile and any potential red flags:

Interest Reserves

Interest reserves may be required based on your credit score and other risk factors. These funds are collected at closing and applied toward your monthly interest accrual.

Financed Interest Payments

If you’re managing a rehab project in Nevada and want to preserve liquidity, you may qualify for financed interest payments. This allows you to defer interest until the loan is repaid.

This feature is valuable when cash flow is tight, especially during large renovations in competitive Nevada markets.

Property Sourcing Guidelines

When you submit a deal in Nevada, we evaluate the sourcing context, contracts, and your scope of work.

Key Requirements:

• New markets: General contractor agreement or LOE required

• Wholesale, price-runup, or non-arm’s length deals: Additional documentation

• Condos, conversions, or extensive rehabs: May require architect or engineer letters or permits

• All submissions must include:

  • Fully executed purchase contracts

  • Settlement statements

  • Payoff letters (if applicable)

  • Track record

  • Formation documents

Insurance Guidelines for Hard Money Loans

Proper insurance coverage is essential when rehabbing or holding investment property in Nevada. Our program requires Builders Risk or Fix and Flip insurance, which protects both the dwelling and your liability during construction or vacancy periods.

Coverages and Limits

Coverage Details

💡 Pro tip: As soon as you take ownership of a property, install smoke detectors, locks, and security cameras. These steps may be required by your insurance policy and can help avoid denied claims.

Frequently Asked Questions

What states does OfferMarket fund hard money loans?

OfferMarket funds hard money loans in nearly all U.S. states. In some states, including Nevada, OfferMarket operates as a rate shopping service. This means that while we do not lend directly in Nevada due to licensing requirements, we connect you with a licensed capital provider who can fund your loan.

This structure allows Nevada-based investors to access competitive rates and programs backed by top-tier underwriting—without needing to navigate the private lending market on their own.

Can I do more than one hard money loan at a time?

Yes, you can absolutely hold more than one active hard money loan at a time. In fact, many experienced real estate investors in Nevada operate multiple projects concurrently. This is particularly common in fast-paced markets like Las Vegas, where deal flow is abundant and the ability to juggle several renovations or acquisitions is key to scaling.

That said, your ability to carry multiple loans is contingent upon your financial profile, project execution history, and liquidity. OfferMarket takes a partnership-based approach—we will assess whether you have the bandwidth, contractor support, and capital reserves to responsibly manage more than one loan.

If there is any indication that your liquidity, pace of execution, or risk profile doesn’t support another active loan, we’ll collaborate with you to slow down, realign, and avoid overexposure. Our mission is to help you grow safely and sustainably.

Are hard money loans considered commercial?

Yes. All hard money loans issued through OfferMarket are commercial loans. This is because they are designed for business purposes only—specifically for the acquisition, renovation, and resale or rental of investment properties.

Here are some characteristics that classify these loans as commercial:

• They are made to legal business entities, such as LLCs or Corporations.

• The subject property must be non-owner occupied.

• They are not subject to consumer lending regulations, such as TRID or RESPA.

• Borrowers are required to personally guarantee the loan, but the debt resides within the business.

Whether you're flipping homes in Henderson or building a rental portfolio in Reno, you are engaging in a commercial activity—and these loans are structured accordingly.

What is the minimum loan amount?

The minimum loan amount for our hard money loan program is $25,000.

This threshold allows us to ensure efficiency for both the borrower and the lender. Projects that require less funding often have tighter margins, smaller scope, and increased risk when transaction costs are considered. That’s why we maintain this minimum for all projects, including those in more affordable regions of Nevada such as Fernley or Elko.

Which property types are eligible?

Our hard money loan program in Nevada is designed to support the most common residential real estate investment types. Eligible properties include:

• Non-owner occupied 1–4 unit residential properties

• Single-family residences (SFR)

• Townhomes

• Warrantable Condominiums

• Planned Unit Developments (PUDs)

• Duplexes, Triplexes, Quadplexes (2–4 units)

Important: All properties must be purchased and operated through a business entity and cannot be used for personal residence or vacation purposes.

Ineligible property types (for this program):

• Mixed-use buildings (residential + commercial)

• 5+ unit multifamily properties

• Co-ops, condotels, and mobile homes

• Cabins, log homes, or homes on unpaved roads

• Properties with oil/gas rights or agricultural operations

• Luxury/unique properties with limited comp support

• Vacation rentals (Airbnb, VRBO) not operated full-time

How do you calculate Loan-to-Value (LTV)?

Loan-to-Value (LTV) and Loan-to-After-Repair-Value (LTARV) are central to how we structure your hard money loan. Here’s how both are calculated:

• LTV (Loan-to-Value): This is calculated as the initial loan advance divided by the lower of the As Is value or the contract purchase price.

  • Example: If you’re buying a property in North Las Vegas for $100,000 and the As Is value is $95,000, the LTV is based on $95,000.

• LTARV (Loan-to-After-Repair Value): This takes into account your entire loan amount (initial advance + construction holdback) divided by the After Repair Value (ARV).

  • Example: If your total loan amount is $110,000 and your ARV is $150,000, your LTARV is 73.3%.

These ratios help us evaluate the project’s risk and your leverage. They’re particularly important in fluctuating Nevada markets where resale projections can change rapidly.

What are the credit requirements?

A minimum FICO score of 680 is required for all guarantors on the loan. We use a tri-merge soft credit pull, which does not affect your score, and apply the following logic:

Exceptions

• If your score falls between 660–679, we may still approve your loan on an exception basis.

• These cases usually require strong liquidity, solid rehab experience, or a conservative leverage request.

We only evaluate the credit scores of guarantors (those who personally back the loan). If you have silent partners or non-guaranteeing members in your LLC, their scores will not be considered.

What are the experience requirements?

No experience is required to qualify for a hard money loan in Nevada.

However, your experience tier (based on completed, verifiable projects) affects:

• How much you can borrow (Initial Advance %)

• What types of rehab scopes you’re eligible for

• Your LTARV and LTFC caps

Experience Tiers

Even if you’re brand new, we can structure a loan to fit your profile. We encourage new investors in Nevada to focus on light or moderate rehabs with shorter timelines and stronger comps.

Does being a wholesaler count toward experience?

No. While wholesaling is a valuable part of the real estate ecosystem, it does not qualify as direct experience for the purposes of this loan program.

Why?

Wholesalers are not financially responsible for executing the renovation. We look for projects where you were on the hook for:

• Acquiring the property

• Managing the rehab

• Managing contractors

• Refinancing or selling the asset

If you’ve wholesaled in Las Vegas or Sparks, you’re welcome to submit those deals in your track record, but they will not contribute to your experience tier.

What documentation is required?

We use a Loan File system to collect all necessary documentation. Once submitted, your documents are securely stored and can be reused for future applications.

Purchase Transaction Requirements

Refinance Transaction Requirements

When you're refinancing an investment property in Nevada—whether it's in Las Vegas, Reno, Henderson, or a more rural market like Pahrump or Elko—OfferMarket requires the following documentation for underwriting and approval:

Are there special requirements for loans over $1M?

Yes. While OfferMarket supports hard money loans up to $2,000,000, loans above $1,000,000 are subject to enhanced underwriting criteria to protect both the borrower and lender from elevated risk—especially in rapidly shifting markets like Las Vegas.

These guidelines ensure that only experienced and well-capitalized investors pursue higher-leverage, high-value deals in competitive or volatile Nevada sub-markets.

Glossary of Key Terms

Instant Hard Money Loan Quote

OfferMarket Capital LLC is a leading private lender for 1–4 unit residential real estate investors in Nevada. We specialize in hard money loans and DSCR loans designed to help you scale your real estate business with speed and confidence.

Thousands of investors use OfferMarket each month. Our platform is 100% free to join and gives you access to:

💰 Private lending
☂️ Insurance rate shopping
🏚️ Off market properties
💡 Market insights

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