Introduction

As a mortgage professional, one of the most frequently asked questions I receive is about hard money loans. People often want to know how they are different from traditional bank loans and how much they cost. In this blog post, I will explain what hard money loans are and provide an overview of interest rates, points, and fees associated with them. This will help you understand how much you can expect to pay for a hard money loan and whether it's the right option for you.

What are Hard Money Loans?

Hard money loans are a type of short-term financing designed to help borrowers who can't get traditional bank loans. They are typically used for real estate investments or when time is of the essence and a quick closing is required. Unlike traditional loans, where approval is based on creditworthiness and income, hard money loans are secured by the value of the property being purchased.

Overview of Interest Rates, Points, and Fees Associated

Hard money loans often come with higher interest rates than traditional bank loans. This is because they are considered riskier for lenders, as they are typically issued to borrowers with low credit scores or high levels of debt. Additionally, lenders may charge points and fees to cover their costs and make a profit.

Points are a fee charged by the lender that is expressed as a percentage of the loan amount. For example, one point on a $100,000 loan would cost $1,000. These points are paid upfront and are non-refundable. Fees can also include appraisal fees, loan origination fees, and processing fees.

Types of Interest Rates

Fixed Rate vs. Adjustable Rate

Hard money loans can come with either fixed or adjustable interest rates. A fixed rate loan has an interest rate that stays the same throughout the life of the loan, whereas an adjustable rate loan has an interest rate that can fluctuate over time.

Fixed rate loans provide borrowers with certainty and stability, as they know exactly how much they will be paying each month. Adjustable rate loans, on the other hand, can be riskier, as the interest rate can increase significantly over time. However, they can be a good option for borrowers who plan to pay off the loan quickly or who expect interest rates to decrease in the future.

Points: What They are and How They are Used

Points are a fee charged by the lender that is expressed as a percentage of the loan amount. They are used to compensate the lender for the risk they are taking on by issuing the loan. One point is equal to 1% of the loan amount, and lenders may charge more or less depending on the level of risk they are taking on.

For example, if you take out a $100,000 hard money loan with two points, you will have to pay $2,000 upfront in addition to the interest rate and other fees. These points are non-refundable and are usually paid at closing. Points can be negotiated with the lender, so it's essential to understand how they are being used and to ask for a breakdown of the fees before any money is transferred.

Fees Associated with Hard Money Loans

Hard money loans can come with a range of fees, including loan origination fees, appraisal fees, processing fees, and underwriting fees. It's important to understand what these fees cover and how much they are before you agree to any loan terms. Some lenders may also charge prepayment penalties if you pay off the loan early, so it's essential to discuss these terms with the lender before you sign any loan agreements.

How to Calculate Interest Rates

Factors to Consider When Estimating the Rate

When calculating the interest rate for a hard money loan, there are several factors to consider, including the loan-to-value (LTV) ratio, loan term, and borrower's credit score. LTV is the amount of the loan compared to the value of the property. Typically, the lower the LTV, the better the interest rate.

The loan term is also an important consideration, as shorter-term loans often come with higher interest rates than longer-term ones. Finally, the borrower's credit score can impact the interest rate, with lower credit scores resulting in higher rates.

Understanding Yield Spread Premiums

Yield spread premiums are fees that are paid by the lender to a mortgage broker for finding a borrower willing to pay a higher interest rate than what is required. While these fees can sometimes be beneficial for borrowers, they can also be used to inflate the interest rate for the lender's benefit. It's important to discuss yield spread premiums with your lender or broker to fully understand their impact on the loan terms.

Examples of How Interest Rates are Applied

Calculating the Total Payment

To calculate the total payment for a hard money loan, you will need to include the interest rate, loan amount, and loan term. For example, if you take out a $100,000 loan with a 12% interest rate and a 12-month term, your monthly payment would be approximately $9,333. This payment includes both principal and interest and does not include any additional fees or points.

Applying Discounts to Your Interest Rate

Some lenders may offer discounts on interest rates for certain borrowers or for early repayment of the loan. While these discounts can be attractive, it's important to fully understand the terms and conditions before accepting them. Some lenders may require a prepayment penalty for early repayment, which can offset any potential savings you may receive.

Common Pitfalls to Avoid

Rates That are Too Good to Be True

Be wary of lenders who promise extremely low interest rates or waive all fees. These offers may seem attractive, but they can often be a sign of predatory lending practices. It's essential to carefully review all loan terms and to work with a reputable lender who is transparent about fees and interest rates.

Low Initial Payment Rates

Some lenders may offer low initial payment rates that are designed to increase over time. These rates can be misleading and result in higher overall payments and fees. It's important to fully understand how your loan payments will be structured and to ask questions if you are uncertain about any terms.

Mortgage Brokers vs. Banks

When applying for a hard money loan, you can work directly with a lender or through a mortgage broker. While both options have their advantages, it's important to research the lender or broker and to compare rates and fees before making a final decision. Additionally, it's important to work with a reputable lender or broker who is licensed and experienced in hard money lending practices.

Summary

Concluding Remarks

Hard money loans can be a good option for borrowers who need quick access to financing or who don't qualify for traditional bank loans. However, they often come with higher interest rates, fees, and points. It's important to work with a reputable lender, to fully understand the loan terms, and to avoid common pitfalls that can result in higher costs and fees.

Recap of Loan Interest Rates, Points, and Fees

In summary, hard money loans often come with higher interest rates, points, and fees than traditional bank loans. These costs are designed to compensate lenders for the increased risk they are taking on by lending to borrowers with low credit scores or high levels of debt. It's important to carefully review all loan terms, to understand how interest rates are calculated, and to work with a reputable lender or broker who is transparent about fees and interest rates.