Hard Money Loan New Hampshire

Last updated: May 19, 2025

At OfferMarket, we’re on a mission to help you grow your wealth through real estate in the Granite State. Whether you're targeting investment properties in Manchester, Concord, Nashua, or tucked-away towns like Keene or Dover, our platform has everything you need to close fast and scale confidently.

We offer a streamlined, all-in-one experience for New Hampshire investors:
💰 Private lending
☂️ Insurance rate shopping
🏚️ Off-market property access

Our Hard Money Loan Program is built for speed, reliability, and affordability — perfect for acquiring, refinancing, and renovating 1-4 unit residential investment properties across New Hampshire.

Whether you’re flipping a duplex in Rochester or BRRRR-ing a single family in Portsmouth, we’re ready to finance your next deal and help you reach your real estate goals.

Let’s break down how the OfferMarket Hard Money Loan Program works in New Hampshire.

What is a hard money loan?

A hard money loan is a short-term loan secured by real estate — in this case, 1-4 unit investment properties across New Hampshire. These loans are ideal for purchasing, refinancing, or rehabbing properties with the goal to either flip for a profit or refinance into a long-term rental hold.

Hard money loans are often called:

• Bridge loans

• Fix and flip loans

These terms are used interchangeably throughout the New England investment community.

Hard money loan scenarios in New Hampshire

Hard money loans are popular among New Hampshire investors in the following situations:

• Buying and rehabbing a property: Found a fixer-upper in Claremont or Laconia? Use a hard money loan to cover the purchase and rehab without draining your own capital.
• Refinancing a cash deal: Bought an off-market property in cash in Somersworth or Franklin because the seller needed a fast close? Now you need funds to complete the project — that’s where our refinance option comes in.
• Paying off an existing loan and completing the rehab: Maybe your private lender for a Concord multi-unit wants their money back, but you’re still mid-rehab — we’ll help you bridge the gap.
• Buying AS-IS with no rehab: You might find a great undervalued property in Derry that’s ready to list right away. A hard money loan gives you the leverage to close quickly and sell for a margin.
• Tapping into equity from a cash deal: Bought a property below market in Lebanon and want to use the equity to fund your next opportunity? We can help you extract that equity without selling.
• Holding time for post-rehab sales: Even after your project in Bedford is complete, you may need extra time to sell or refinance — we’ve got you covered.

How it works

A hard money loan is composed of two parts:

• Initial Advance: Funds that go toward your property purchase. These are wired to the title company at closing.
• Construction Holdback: Funds reserved for rehab, reimbursed in draws as you complete the work.

Hard money loans are built for flexibility — many New Hampshire investors use both components to maximize leverage and reduce out-of-pocket expenses. But some may use just one, depending on their strategy.

Your exit strategy will either be:

• To sell for a profit

• Or to rent and refinance into a DSCR loan

And if the market changes — for example, inventory tightens in Merrimack or rental demand softens in Exeter — you can pivot. That’s the power of working with a lender who understands both your goals and local market shifts.

For example:

• You plan to BRRRR a multi in Manchester but find the resale market in Goffstown too good to pass up? Flip it.

• You planned a quick flip in Concord but see better long-term gains by holding and refinancing into a DSCR? Rent it.

Always invest in deals with dual exit strategies — it’s smart risk management, especially in New Hampshire's evolving real estate market.

Who uses hard money loans?

Fix and Flip Investors ("Flippers")
Whether you're reviving a duplex in Nashua or bringing a historic home in Concord back to life, hard money loans help you act fast and fund the entire project.

Buy, Rehab, Rent, Refinance, Repeat (BRRRR) Investors
Buy in Durham, rehab the property, rent it to University of New Hampshire students, and refinance — our program fuels your entire BRRRR journey.

We also offer a Fix and Rent Bundle — you get a hard money loan for the acquisition and rehab, and then a discounted DSCR loan for the refinance.

Hard Money Loan Program Guidelines

Project Eligibility

Our goal is to help New Hampshire real estate investors build sustainable wealth. We do that by focusing on risk-aware lending and ensuring our clients avoid overleveraged projects.

Our default rate across the U.S. is under 0.5% — among the best in the private lending industry — and we intend to keep it that way in the Granite State. Whether you're new to flipping properties in Manchester or you’ve done dozens of BRRRRs across southern New Hampshire, we’re here as a trusted lending partner, not just a capital source.

We’re cautious with "heavy" and "extensive" rehab projects, particularly for less experienced borrowers. In places like Nashua or Concord where local zoning and permitting may cause delays, we help you choose deals with the right risk profile.

We act as your deal partner, helping structure your loan and evaluating your scope of work. That way, your projects stay on track and your returns stay strong — no matter the economic climate.

Initial Advance

We tailor the initial advance based on your track record and the specific deal.

Our team reviews:

• Properties you’ve owned in the past 24 months

• Successfully completed rehabs over the past 5 years

• Your credit score (minimum: 680, preferred: 720+)

Borrowers with licenses — NH Realtors, General Contractors, or Engineers — may qualify for higher leverage.

In markets like Keene or Wolfeboro, where pricing can be subjective, we cap the initial advance based on our internal or third-party As Is valuation. This ensures we’re never lending beyond the property’s value.

Your planned exit strategy affects the amount you can borrow:

• Sale: must show a minimum 30% gross margin and at least $15,000 projected profit

• Refinance: post-repair DSCR of at least 1.1

For rural areas like northern Carroll or Coös County, experience requirements and initial advance limits will be adjusted to reflect additional market risk.

Experience-based Tiers

Initial Advance by Tier

* 85% is possible for Tier 1 with excellent credit and strong liquidity

Adjustments to Initial Advance

Rehab scope classification

Rehab scope eligibility

Your eligibility for different levels of rehab projects depends on your experience tier and the scope of the renovation. At OfferMarket, we strongly recommend that New Hampshire real estate investors — especially those newer to the game — prioritize light to moderate rehabs. Whether you're flipping in Manchester or tackling a small rental rehab in Dover, these projects are less prone to delays and budget overages.

LTARV Limits

Your Loan-To-After-Repair Value (LTARV) limit depends on your experience and rehab classification. New Hampshire markets, from the Seacoast to the Lakes Region, benefit from smart leverage strategies — and this table helps guide how much you can borrow responsibly based on your tier.

If you're flipping a Colonial in Nashua or rehabbing a two-family in Keene, make sure your project fits within these boundaries to avoid overleveraging.

LTFC Limits

Loan-To-Full-Cost (LTFC) is especially relevant for extensive rehabs — like gut renovations in Berlin or multi-phase ADU additions in Laconia — where the rehab budget exceeds the property’s purchase price.

An LTFC of 85% means you’ll need to bring in 15% of the project cost — protecting both you and the lender from financial exposure.

Example: No Experience

Location: Nashua, NH
Purchase Price: $100,000
Credit Score: 695
Rehab Budget: $24,000
ARV: $150,000

Example: No Experience, Excellent Credit

Location: Concord, NH
Purchase Price: $100,000
Credit Score: 750
Rehab Budget: $24,000
ARV: $150,000

Example: 5 Experience

Location: Portsmouth, NH
Purchase Price: $100,000
Credit Score: 750
Rehab Budget: $20,000
ARV: $150,000

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

In certain refinance scenarios across New Hampshire — like a long-held rental in Somersworth or a property you've improved over time in Concord — we allow the initial advance to be based on the property’s As Is market value, not just your cost basis. This allows you to tap into equity you’ve built and keep moving without a sale.

To qualify for this underwriting approach, you must meet these criteria:

• The property must be habitable and in C4 condition or better

• It must be seasoned for at least 3 years (ownership tenure)

• Your payoff letter from the current lender must show no default interest or penalties

• Guarantor credit score must be 680 or higher

• Your experience tier must be Tier 3 or higher (4+ completed rehab projects)

• Clear comps must support a market value higher than your cost basis

• There must be a sound scenario — for example, property was rented, now vacant and needs cosmetic upgrades before sale

This strategy is useful if, say, you bought a duplex in Rochester in 2020, rented it out for three years, and now want to renovate and sell. You’ve built up equity — we’ll help you access it.

Transactions involving wholesalers, price run-ups

In New Hampshire, wholesale transactions and double-closes — like those common in Manchester, Keene, and Nashua — are allowable with limits on markup.

Here’s how it works:

Guidelines:

• We accept a maximum 20% markup on the A-B contract price

• Any markup beyond 20% must be covered with cash at closing

• If the property was listed on the MLS, we may reject financing of the assignment fee

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

• Must be an arm’s length transaction

• Wholesaler’s operating agreement is required

• No financing for finder's or referral fees

This ensures transparency and protects you from overpaying in tightly competitive local markets like Seacoast NH or the Upper Valley.

Construction Holdback

Our Construction Holdback reimburses you for completed work. Whether you’re doing a quick kitchen remodel in Londonderry or a full duplex overhaul in Franklin, we make the draw process efficient and flexible.

If you prefer to use your own capital to complete rehab, that’s fine too. Just elect no construction holdback in your loan.

And remember: If your total loan is $100,000 or more, you won’t pay interest on undrawn holdback — interest accrues only as funds are disbursed.

Appraisal and In-house valuation

Every New Hampshire hard money loan requires a valuation. Based on your deal, we’ll require one of the following:

In-house valuation

If you're seasoned and your deal qualifies, we can use our in-house valuation to speed up closing.

Exterior appraisal

Used in the following NH scenarios:

• REO (bank-owned) purchases in small towns like Hinsdale

• Foreclosure or sheriff’s sales in rural areas

• Online or bankruptcy auctions

Note: The appraisal must be dated within 120 days of settlement. If 120–179 days, a recert is required.

Interior appraisal

Required for all other cases, especially if the property has been:

• Owner-occupied

• Off market

• Recently renovated

• In an urban setting like downtown Manchester or Portsmouth

We’ll handle appraisal ordering via our AMC (appraisal management company), and you’ll get a link to pay the invoice directly.

Appraisal transfer

Already ordered an appraisal? You can transfer it to OfferMarket if:

• It was ordered through an approved AMC

• It's less than 180 days old

• For 120–179 day appraisals, recert is required

• We receive:

  • Transfer letter including AIR certification

  • PDF and XML versions of report

  • Paid invoice

Scenario: Stabilized Hard Money Loan

If you own a rental property in New Hampshire that’s in good condition — say a fully leased duplex in Nashua or a lightly updated home in Concord — we offer stabilized hard money loans.

In these cases, since there’s no deferred maintenance and the property is already rentable or market-ready, we fund based on the As Is value (not ARV). It’s a smart option for borrowers looking to reposition capital.

This is a strong fit for projects with no planned rehab, or where you've already completed improvements and just need bridge financing while preparing for sale or refi.

Key Loan Details

This program is available throughout New Hampshire — from major metros like Manchester and Nashua to secondary markets like Derry, Claremont, and Laconia.

Extensions

Hard money loans are short-term by design — typically 12 months — but life and real estate don’t always stick to schedule. If your BRRRR in Goffstown or your flip in Exeter hits a delay, you can extend your loan, within reason.

While extensions are available, they’re not ideal. We recommend avoiding them by:

• Vetting your contractor’s references thoroughly

• Choosing manageable rehab scopes

• Avoiding deals with delayed access or tenant complications

• Sticking to dual-exit projects that can sell or refi quickly

Extension Limits

Extensions are processed in 3- or 6-month increments, depending on what fits your timeline.

Extension Terms and Fees

These fees are added directly to your payoff statement — no out-of-pocket payment required at the time of the request.

Extension Prerequisites

To qualify for a loan extension, you must:

• Have a valid builders risk insurance policy active through the entire extended period

• Be in good standing on your loan payments

• Have no active default notices or foreclosure actions

Ineligible Property Types

While our New Hampshire program is broad and flexible, some property types fall outside our guidelines due to valuation difficulty, risk profile, or use case. These properties are not eligible for our hard money loan program:

• Mixed-use buildings

• 5+ unit multifamily properties

• Condotels and co-ops

• Mobile or manufactured homes

• Commercial-use properties (retail, industrial, office)

• Cabins or log homes

• Properties with oil/gas leases

• Working farms, ranches, or orchards

• Seasonal/vacation rentals (non-primary residences not zoned for year-round use)

• High-end custom or exotic homes

• Properties on unpaved or dirt roads

If you're uncertain about a property in a rural part of New Hampshire — such as northern Carroll or Coös County — just reach out. We'll assess eligibility and advise on next steps.

Exception scenarios

In some cases, we may approve exceptions to our standard guidelines:

• Credit scores between 660 and 679

• Leasehold ownership (ground rent)

• Single family homes between 500–699 SqFt

• 2–4 unit properties with one or more units under 500 SqFt

• Funding initial advance based on As Is value above cost basis

• Non-arms-length transactions (reviewed case-by-case)

• Financed interest payments (see details below)

These situations are considered on an individual basis and must meet strong supporting criteria to qualify.

Borrower and Guarantor Requirements

Liquidity verification

We verify that you — or the members of your borrowing entity — have sufficient liquidity to safely complete your New Hampshire investment.

You must have:

• Cash to close (your down payment and closing costs)

• 25% of your rehab budget available in liquid form

You do not need a business bank account, though it is considered best practice. Funds can remain in your verified accounts until closing — no need to move them in advance.

Credit and Background Items

To responsibly fund deals across New Hampshire, we evaluate your full credit profile. Here’s how we underwrite:

• If 3 scores returned, we use the middle score

• If 2 scores returned, we use the lower score

• No mortgage tradelines? → 6 months of interest reserves required

• Less than 5 tradelines? → 6 months reserves required

Interest Reserves

Some loans require interest reserves — funds held in escrow and applied toward your monthly interest payments.

Financed Interest Payments

If you’re looking to conserve liquidity — say, for a larger rehab in Dover or a tight timeline in Laconia — you may qualify for financed interest. This means you won’t make monthly payments; instead, interest accrues and is added to your payoff.

Example:

This protects your credit and reduces the need for short-term cash outlays during your project.

Property Sourcing Guidelines

When funding your New Hampshire investment — whether you're purchasing a 4-unit in Rochester or flipping a townhome in Salem — we require clear documentation that supports the deal’s structure and value.

Here’s what we’ll need:

• Purchase contract: Fully executed between buyer and seller

• Settlement statement: Required for refinances

• Track record: For each guarantor (verifiable prior deals)

• Entity documents: Articles of organization, operating agreement, W-9, certificate of good standing

• Scope of work: Detailed rehab budget (used to determine ARV)

• Payoff letter: If refinancing

• Sunk costs: Line items for any expenses already incurred

• Bank statements: 2 most recent from each guarantor

• ID Verification: Driver’s license, passport, or green card

• Letter of Explanation: Required if underwriting flags any large deposits or credit items

Additional notes for New Hampshire investors:

• New markets: If you're new to a NH region (e.g., first deal in Berlin or Peterborough), we require a GC agreement or Letter of Explanation for why a general contractor isn't needed

• Wholesale transactions: Full chain of contracts, no excessive price mark-ups

• Condos or conversions: May require engineer letters or building permits if heavy rehab is involved

Insurance Guidelines for Hard Money Loans

Protecting your property and liability is essential — especially in New Hampshire where seasonal risks like snow load and ice damage can impact construction.

You’ll need a Builders Risk policy (sometimes called Fix & Flip Insurance) to qualify for funding.

Required Coverages and Limits

Insurance Policy Requirements

💡 Pro Tip: Install smoke detectors, locks, and security cameras immediately after taking possession to ensure compliance and avoid claim disputes.

Frequently Asked Questions

What states does OfferMarket fund hard money loans?

We lend across the U.S., including New Hampshire. Other eligible states include Massachusetts, Maine, Connecticut, Rhode Island, and beyond.

In states requiring special licensing (e.g., Minnesota or Oregon), OfferMarket acts as a rate shopping service.

Can I take out more than one loan at a time?

Yes. Many New Hampshire investors manage multiple projects simultaneously — just ensure you have the liquidity and bandwidth to execute responsibly. We’ll help assess your deal pipeline and risk exposure.

Are hard money loans considered commercial?

Yes. These are business-purpose loans, extended to your LLC or Corporation, and are classified as commercial even though the properties are residential.

What is the minimum loan amount?

$25,000

What property types are eligible?

• 1–4 unit non-owner occupied residential properties

• Single-family homes

• Duplexes, triplexes, quads

• Townhomes and warrantable condos

• Planned unit developments

What is the minimum credit score?

680, though we may consider applicants between 660–679 on an exception basis.

What experience is required?

None. Experience improves your leverage, but it’s not required to get started. Our Tier System rewards successful past projects with higher initial advances.

Do wholesale deals count toward experience?

No — only projects where you took financial responsibility for a rehab count. Selling the contract as a wholesaler doesn’t build your experience tier.

What documentation is required?

Purchase Transaction Requirements

To close a hard money loan for a New Hampshire property purchase — whether in Concord, Nashua, or anywhere statewide — you’ll need to complete these items in your OfferMarket Loan File:

Refinance Transaction Requirements

If you’re refinancing a property in New Hampshire — say, to cash out of a duplex in Manchester or prep a BRRRR exit in Derry — here’s what your Loan File must include:

Are there special requirements for loans over $1M?

For hard money loans over $1,000,000 in New Hampshire — for example, a high-end flip in Portsmouth or a fourplex portfolio refi in Keene — the following additional criteria apply:

Glossary of Key Terms

Instant Hard Money Loan Quote

OfferMarket Capital LLC is New Hampshire’s trusted private lending partner for 1–4 unit residential investments.

We specialize in hard money and DSCR loans, and we’re committed to helping you succeed in cities like Nashua, Manchester, Dover, and everywhere in between.

Thousands of investors nationwide — and across New England — use OfferMarket every month to:

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

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