Fixer upper near Burlington, VT. Who is the best hard money lender with good terms in the area?

• TMD Capital - 1500 Main St Ste 2312, Springfield, MA 01103, United States
• The Business Bank - 30 Kimball Ave Ste 201, South Burlington, VT 05403, United States
• Mike Conn at NEO Home Loans - 40 Main St Ste 110, Burlington, VT 05401, United States
• Vermont Mortgage Company - 135 College St #1, Burlington, VT 05401, United States
• Mansfield Mortgage Professionals - 57 River Rd #1009, Essex Junction, VT 05452, United States
• Fairway Home Mortgage - 431 Pine St G10, Burlington, VT 05401, United States
• North Country Angels - Lake & College Building, 60 Lake St, Burlington, VT 05401, United States
• Jay Vallieres, Market Leader at Movement Mortgage, LLC - 68 Randall St S, South Burlington, VT 05403, United States
• Spruce Mortgage - 430 Shelburne Rd, Burlington, VT 05401, United States
• Justin Mead - 68 Randall St, South Burlington, VT 05403, United States
• Title Mortgage Solution, LLC NMLS #1455340 - 110 Main St #4a, Burlington, VT 05401, United States

For a Burlington, VT fixer-upper, I’d shop this as a fix-and-flip/private-money loan, not a conventional mortgage. I wouldn’t call any lender objectively “the best” without seeing your deal, but the current published terms give you a useful shortlist.

Lenders I’d get quotes from

• PML (Private Money Lending) — Their Vermont program currently advertises 8.99%+, up to 92.5% LTC, up to 75% of ARV, 1–2.5 points, 6–18 months, interest-only, no prepayment penalty, and up to 100% of the rehab budget for qualifying borrowers. They specifically say they lend in Burlington/South Burlington. Private Money Lenders Private Money Lenders On paper, this is the strongest starting quote if you have some experience.
• TMD Capital — A regional/national private lender with a Springfield, MA presence. Their advertised programs include fix-and-flip financing and a higher-leverage structure advertising up to 100% of purchase plus renovation costs, subject to an ARV cap. TMD Capital Worth getting a competing term sheet, particularly if you need high leverage.
• Clear Path Capital — A broker rather than a single direct lender. It advertises up to 90% of project cost / 70% ARV, $100K–$5M+, 6–18 month interest-only terms, and says it shops the deal among lender partners. Clear Path Capital , especially if you're newer or your property doesn't fit a standard lender box.

For context, a Vermont hard-money market database currently reports roughly 10.6% median rates and 2.7% average origination, although that's a broad Vermont sample rather than Burlington-specific pricing.Hard Money Home

What I'd negotiate

Don't focus solely on the interest rate. Ask each lender for the same exact quote showing:

• Rate
• Origination points
• Maximum LTC
• Maximum ARV/LTV
• How much rehab they'll fund
• Whether rehab is funded 100% or reimbursed
• Draw inspection fees
• Minimum interest period
• Extension fees/rate
• Prepayment penalty
• Appraisal/valuation fee
• Legal/closing fees
• Personal guarantee/recourse
• Expected closing time

For example, 9.5% with 1 point and no minimum-interest penalty can easily be a better deal than 8.99% with 3 points and a six-month minimum.

If you give me purchase price, estimated rehab, ARV, your approximate credit score, whether you're a first-time flipper, and how much cash you want to put in, I can run the numbers and tell you what terms you should realistically be shopping for in Burlington and which of these lenders I'd approach first.

If you’re buying a fixer-upper around Burlington/Chittenden County as an investment, I’d put Private Money Lending (PML) at the top of my initial quote list—not because they’re necessarily the cheapest for every borrower, but because their published Vermont terms are unusually aggressive.

My shortlist

PML specifically advertises Vermont lending in Burlington, South Burlington, Rutland and Essex, with $100K–$5M loans, up to 92.5% of project cost, 100% rehab funding, 6–18 month terms, interest-only payments and no prepayment penalty. Their best advertised 8.99% pricing is for experienced borrowers, so I would not assume you'll actually get 8.99% until they underwrite your deal.Private Money Lenders

Easy Street is particularly interesting as a second quote: it advertises Vermont fix-and-flip rates starting at 8.90% with 0–2 points, minimum 600 credit, typically at least 10% down, renovation financing, and potentially 48-hour funding.Easy Street Capital

The broader Vermont market appears considerably more expensive: one lender directory reports a median hard-money rate around 10.6%, with roughly 2.7 points and 73% average LTV.HardMoneyHome.com

What I'd negotiate

For a Burlington fixer, I'd try to get the term sheet to roughly:

• ≤10% interest
• ≤2 points
• 90%+ of purchase
• 100% of rehab
• ≤70–75% ARV
• Interest-only
• No prepayment penalty
• 12-month initial term
• At least one inexpensive extension
• Rehab draws within 48–72 hours
• No junk "inspection," "wire," or recurring servicing fees
• Interest charged only on funded principal, not the undrawn rehab budget

The last point can make a surprisingly large difference.

One caution: Burlington is a relatively expensive, thinner-margin flip market. A lender offering 90% LTC can make a deal look attractive while leaving you with little room for overruns, holding costs, commissions and a lower-than-expected ARV. One current Vermont analysis puts Burlington fixer projects around the $380K–$520K basis range and emphasizes the state's relatively high property-tax burden and seasonal construction considerations.Jaken Finance Group

If you give me the purchase price, estimated rehab, ARV, your credit score, and whether you've done flips before, I can run the numbers and tell you what loan terms I'd demand and which lender I'd approach first.

What I'd negotiate

For a Burlington fixer, I'd try to get the term sheet to roughly:

For a fixer-upper in the Burlington, VT area, there is no dominant local boutique hard money shop; instead, regional and national private lenders with active Vermont coverage—such as Easy Street Capital and LendingOne —consistently offer the most reliable terms and reliable statewide closing speeds.easystreetcap.com+2

Because Vermont is a low-volume state for private lending, national tech-forward and specialized fix-and-flip lenders handle the bulk of Chittenden County's investor financing. They offer structured leverage that local banks often match too slowly for competitive fixer-upper bids.

Top Hard Money & Bridge Lenders for Burlington

Strategic Tradeoffs for Burlington Fixer-Uppers

• If you want maximum leverage (low cash out of pocket): Choose Sherman Bridge or Easy Street Capital . They scale up to 93%–100% of the purchase price or Loan-to-Cost (LTC), which is critical if you want to preserve cash for heavy New England winter renovations or unexpected structural issues in older Burlington housing stock.shermanbridge.com+2
• If you plan to hold the property as a rental after rehab: Look at LendingOne . They excel at bridging the gap from a short-term fix-and-flip loan directly into a long-term DSCR (Debt Service Coverage Ratio) rental loan, saving you a second round of refinancing costs in Burlington's tight rental market.lendingone.com+1
• The Local Alternative: Do not completely count out local Vermont mutual savings banks or credit unions (like Merchants Bank/Glens Falls lineage or Vermont State Employees Credit Union). If you have a strong local track record and the property isn't a total gut-job, local portfolio lenders can sometimes beat hard money interest rates (which typically start around 10%–12%), though they will take 30+ days to close instead of 5 to 10.

To help narrow down the best specific terms, tell me:

• What is your estimated purchase price and rehab budget?
• Is your exit strategy to flip/sell or rent out the property?

If you’re buying a fixer-upper near Burlington, VT, I’d focus on lenders that finance purchase + rehab and compete on LTC, ARV, points, draw timing, and prepayment penalties—not just the headline interest rate.

My shortlist

1. PML (Private Money Lending) — best overall terms on paper

• Advertises Vermont fix-and-flip loans from 8.99%
• Up to 92.5% LTC and 100% of rehab
• Up to 75% of ARV
• 1–2.5 points
• 6–18 months
• No prepayment penalty
• $100K–$5M
• Claims 48-hour funding on clean files.Private Money Lenders

That's unusually aggressive leverage for Vermont. If your deal is strong, this would be my first quote. 2. Easy Street Capital — very good alternative

• Vermont fix-and-flip rates starting around 8.90%
• 0–2 points
• $1,995 document fee
• Typically 10%+ down
• Rehab can be financed
• Typically no prepayment penalty
• Claims funding as quickly as 48 hours.Easy Street Capital

I particularly like the 0–2 point structure. Depending on your loan size, that could beat a lender advertising a lower rate but charging 2–3+ points. 3. Boyd Hard Money Loans — worth getting a competing quote

• Up to 90% of purchase + rehab
• Up to 75% ARV
• Rates advertised from 9.75–12% for newer investors, dropping as low as 7–9.5% for 24+ completed flips
• 1–3.5 points depending on experience.Boyd Hard Money Loans

If you have substantial flip experience, their pricing becomes considerably more competitive.

What I'd do

For a Burlington-area property, I'd send the same deal package to all three and ask them to quote:

• Purchase price
• Rehab budget
• Estimated ARV
• Requested loan amount
• LTC and ARV/LTV
• Interest rate
• Points
• Whether interest accrues on undrawn rehab funds
• Draw fees/inspection fees
• Extension fees
• Minimum interest period
• Prepayment penalty
• Closing/legal/appraisal fees
• Personal guarantee requirements
• Required liquidity/reserves

The undrawn-interest question is particularly important. A lender charging 9% that accrues interest on the entire committed rehab budget can actually be more expensive than an 9.5% lender that only charges interest as draws are made.

For context, a Vermont hard-money marketplace currently reports roughly 10.6% median rates, 2.7% average origination, and 73% average LTV, so I'd regard something around 9–10% with 1–2 points and strong rehab leverage as a pretty competitive quote.HardMoneyHome.com

One important Burlington issue

If this is an older Burlington/Chittenden County house, I'd be conservative on ARV and rehab timing. Vermont's relatively seasonal construction/resale market can make a seemingly great spread disappear through holding costs. One current Vermont lender's 2026 analysis specifically recommends building winter construction and slower resale into the underwriting.Jaken Finance Group

If you give me the purchase price, estimated rehab, ARV, your credit score, and how many flips you've completed, I can run the numbers and tell you what terms I'd consider "good" for your specific deal—and which of these lenders I'd approach first.

Finding a dedicated, localized hard money lender physically based in Vermont can be tricky because Vermont’s strict lending and banking regulations mean many hyper-local private lenders operate via word-of-mouth, attorney networks, or small portfolio banks rather than flashy online storefronts.

However, for a fixer-upper in the Burlington area, you have a mix of prominent national private lenders active in the state and trusted local mortgage resources who understand Chittenden County's unique housing stock.

Top Options for Fixer-Upper Financing Near Burlington

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• Best for: Fast, dedicated Fix & Flip hard money loans statewide, including Burlington.
• Terms/Highlights: They offer competitive leverage up to 93% of the Loan-to-Cost (LTC) and 75% of the After Repair Value (ARV) for fix-and-flip projects. They are transparently active in the Vermont market and cater specifically to real estate investors needing quick turnarounds.

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• Best for: Scale and streamlined institutional bridge/rehab financing.
• Terms/Highlights: While technically a national private lender rather than a mom-and-pop local shop, they actively fund projects across Vermont. They provide asset-based fix-and-flip loans and rental/portfolio bridge loans with quick closing timelines that often rival traditional hard money.

Tips for Borrowing in the Burlington Market

• Local Comps are Tough: Burlington and surrounding towns like South Burlington, Winooski, and Essex feature a lot of older, historic, or tightly constrained inventory. Ensure whichever lender you choose actually understands Chittenden County valuations so your ARV (After Repair Value) appraisal doesn't come in low.
• Weigh Hard Money vs. Local Portfolio Lenders: True hard money (10-15% interest plus heavy points) makes sense if you are flipping in 3 to 6 months and speed is everything. If you plan to hold the property as a rental or take a bit longer on the reno, check in with a local broker like Vermont Mortgage Company or a regional credit union (like EastRise Credit Union ) to see if a local portfolio renovation loan can save you on financing costs.

To help narrow down the best path, tell me:

• Are you planning to flip the property quickly or hold it as a rental?
• What is your estimated renovation scope (cosmetic vs. gut-reno/structural)?

I can give you a better breakdown of whether hard money or a local renovation mortgage makes more sense for your numbers.

If you’re looking at a fixer-upper around Burlington, Vermont, I’d shop the lender based on the whole term sheet, not just the advertised rate. Current Burlington-area hard-money pricing averages roughly 10%–11% with ~2%–3% points, while strong experienced borrowers can do materially better.HardMoneyHome.com+1

My shortlist

1. Easy Street Capital — best overall starting point

• Vermont fix-and-flip loans starting around 8.90%
• 0–2 points
• Typically 10%+ down
• Funds both purchase and rehab
• Usually no prepayment penalty
• Minimum credit score listed at 600
• They specifically lend in Burlington/Vermont.Easy Street Capital+1

Why I like it: The combination of low starting rate, low points and no prepay penalty makes the economics attractive if you have a reasonably clean deal. 2. Private Money Lenders (PML) — worth getting a quote

• Advertises rates from 8.99% for experienced Vermont flippers
• Up to 92.5% of project cost
• Can fund 100% of rehab
• No application fee
• No prepayment penalty
• $100K–$5M loans
• Claims 48-hour funding capability.Private Money Lenders

Their published Burlington examples are particularly interesting: one example shows 9.25% / 9 months / 89% LTC / 67% ARV. Private Money Lenders 3. Cambridge Home Loan — best if leverage is the priority

• Advertises up to 95% LTC
• Up to 90% of purchase + 100% rehab
• Up to 75% ARV
• Rates advertised from 7.875%
• 1–3 points
• Claims closings as fast as 5 days
• Lends throughout Vermont.Hard Money Loans

Why I'd get a quote: If you're trying to minimize your cash into the deal, their leverage could beat a lower-rate lender that requires substantially more equity. 4. 316 Capital — another aggressive quote to solicit

• Fix-and-flip rates advertised from 7.90%
• Up to 90% LTV/LTC
• 12–30 month terms
• Advertised 7-day timeline.316 Capital

I'd verify Vermont availability and the actual points/fees before putting it ahead of the Vermont-focused options.

What I'd consider a "good" Burlington term

For a solid fixer with a good ARV and an experienced borrower, I'd try to get something around:

9%–10% | 1–2 points | 85–90% LTC | 70%+ ARV | 9–12 months | 100% rehab | no prepay penalty

That's meaningfully better than the current Burlington averages of roughly 10.1% and 3.2 points for fix-and-flip loans.HardMoneyHome.com

And don't overlook the draw schedule. A lender offering 9% but making you front $50K of rehab costs can be worse than a 10% lender that funds the rehab promptly.

If you give me the deal, I can narrow it down

Send me:

• Purchase price
• Estimated rehab
• Expected ARV
• How much cash you want to put in
• Burlington / South Burlington / Winooski / Essex / other
• Whether you've flipped before (and approximately how many)

I can run the numbers and tell you which lender/term structure is likely cheapest, including your cash-to-close, points, monthly interest, and estimated profit.

When looking for a hard money or private lender for a fix-and-upper in the Burlington, VT area, you won't find a massive ecosystem of brick-and-mortar local hard money storefronts. Vermont's market relies instead on a mix of active statewide private lenders, national programmatic hard money lenders who finance statewide, and local portfolio/community banks.

Average terms for hard money notes in the Burlington area typically hover around a 10.2% interest rate, 19-month durations, and roughly a 2.3% origination fee, with Loan-to-Value (LTV) maxing out around 65% to 75%.hardmoneyhome.com+1

The top choices and structural options for financing a fixer-upper around Burlington include:

1. Dedicated Private/Hard Money Lenders Active in Vermont

• Easy Street Capital: Frequently cited as one of the most active national/regional hard money lenders explicitly servicing the Vermont market (including Burlington and Montpelier). They specialize in fix-and-flip and bridge financing, offering competitive leverage (up to 93% of Loan-to-Cost / 75% LTV on fix-and-flips). They are a strong choice if you want a streamlined, investor-focused process rather than traditional bank underwriting.easystreetcap.com+1
• LendingOne: Offers programmatic fix-and-flip and bridge loans across Vermont. While technically a national private lender, they offer quick closings tailored to residential real estate investors looking to compete in tighter micro-markets like Burlington or Stowe.lendingone.com+1
• Sherman Bridge Lending: Another prominent private lender providing nationwide coverage with active deployment for purchase-and-rehab residential loans in Vermont, known for fast access to capital and quick draw approvals on rehab funds.shermanbridge.com+1

2. Local Portfolio Lenders & Community Banks (Alternative Route)

If your credit score is strong and you have some local track record, partnering with a local institution can sometimes yield better long-term rates than traditional hard money, though they move slower.

• Northfield Savings Bank: As one of the largest mutual banks headquartered in Vermont with strong regional presence in northwestern VT, they occasionally do local portfolio, construction, or in-house renovation lending for local buyers, though they prioritize established customers.
• Local Credit Unions (e.g., EastRise Credit Union / Vermont Federal Credit Union): While they typically don't do "hard money" (high-interest, short-term asset-based loans), they are worth checking for specialized renovation loans (like FHA 203k or local portfolio home-equity/renovation products) if you intend to live in the property as an owner-occupant rather than a pure flip.

If you can share a bit more about your project, I can give you a better recommendation:

• Are you planning to flip the house quickly or live in it while renovating (owner-occupant)?
• What is your estimated rehab budget and experience level with construction projects?

If you’re looking at a fix-and-flip near Burlington, VT, I’d put Cambridge Home Loan and Easy Street Capital at the top of the quote list, with Private Money Lending (PML) as a third quote. I would not choose purely on the advertised rate—points, rehab funding, ARV cap, draw timing, extension fees, and prepayment terms can easily outweigh a 0.5% rate difference.

My shortlist

1. Cambridge Home Loan — best overall terms on paper

• Advertises Vermont lending up to 95% LTC, 90% of purchase, 100% of rehab, and 75% ARV.
• Rates advertised from 7.875%, with 1–3 points.
• Says it can close in as few as 5 days and lends throughout Vermont, including Burlington.
• Offers interest-only structures.Cambridge Home Loan

Why I'd call them first: The combination of high leverage + 100% rehab + relatively low advertised starting rate is unusually competitive. 2. Easy Street Capital — strong second quote

• Vermont fix-and-flip rates advertised from 8.90%, 0–2 points, plus a $1,995 document fee.
• Typically requires at least 10% down.
• Funds purchase and renovations and generally has no prepayment penalty.
• Says it can fund in as little as 48 hours once the file is ready.Easy Street Capital

Why I like it: The 0–2 point range and no-prepay structure could make the actual cost better than a lender advertising a lower headline rate but charging 3+ points. 3. PML — very interesting for an experienced flipper

• Advertises rates from 8.99% for experienced borrowers.
• Up to 92.5% LTC, 100% rehab, and 75% ARV.
• 1–2.5 points, 6–18 month terms, interest-only.
• No prepayment penalty and no application fee.
• Specifically says it lends in Burlington/South Burlington and throughout Vermont.Private Money Lenders

What I'd negotiate

For a Burlington deal, I'd try to get the lender to quote this exact structure:

Purchase + 100% rehab + interest-only + 12-month term + 0 prepayment penalty + 1–2 points + 70–75% max ARV.

And ask for these in writing:

• Rate
• Points
• Minimum interest
• Extension fee/rate
• Origination/document/application fees
• Appraisal/valuation fee
• Whether interest is charged on undrawn rehab money
• Draw frequency and turnaround
• Whether they fund closing costs
• Personal guarantee/recourse
• Exact ARV percentage
• Required borrower cash contribution
• Whether the loan can be extended if the property doesn't sell
• Whether there is a prepayment penalty or minimum interest period

The draw structure is particularly important. A lender offering 90% LTC sounds great until you're carrying a big rehab balance yourself or waiting 2–3 weeks for reimbursement.

For context, Vermont's broader hard-money market is considerably more expensive: one current lender database puts the median rate around 10.6%, average origination around 2.7 points, and average LTV around 73%.HardMoneyHome.com

If you give me the numbers on the Burlington property — purchase price, rehab budget, expected ARV, and whether you're flipping or BRRRR — I can calculate exactly what I'd want the hard-money terms to be and compare these lenders on your actual deal.

For context, Vermont's broader hard-money market is considerably more expensive: one current lender database puts the median rate around 10.6%, average origination around 2.7 points, and average LTV around 73%.