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

Finding a dedicated, physical “brick-and-mortar” hard money lender strictly based in Burlington, VT, can be tough because Vermont’s private lending market is largely served by regional New England lenders, specialized national platforms, or mission-driven local funds.

Typical hard money interest rates in Vermont hover around 10% to 11.5% with 2 to 4 points origination fees, and maximum Loan-to-Value (LTV) or Loan-to-After-Repair-Value (ARV) caps around 65%–75%.

Depending on your project scope, experience, and whether you are flipping or holding, several top options fund fixer-uppers in the Burlington area:

• • Best For: Community-focused, lower-income, or affordable housing/multi-family developments.
  • The Terms: Unlike traditional predatory hard money, VCLF is a mission-driven alternative lender based nearby in Montpelier that supports local development and housing projects. They won't offer 5-day flash-cash algorithmic flipping loans, but their terms are far friendlier if your project aligns with community impact or affordable housing.
• • Best For: Speed, fix-and-flips, and high leverage.
  • The Terms: They lend statewide in Vermont (including Burlington) and are well-rated for investor flexibility. They offer fix-and-flip programs up to a high percentage of loan-to-cost (LTC) and bridge financing without requiring heavy personal W-2 income verification.
• • Best For: Experienced investors scaling a portfolio or doing heavy residential rehabs.
  • The Terms: A prominent national private lender active in Vermont. While technically a private lender rather than a small local shop, they often provide smoother, more structured draw schedules for rehabs and transition seamlessly into long-term DSCR rental loans if you decide to keep the property.
• Local Mortgage Brokers (for Renovation-Specific Conventional Loans)
  • If your fixer-upper isn't a rapid "rip-and-flip" and you plan to occupy it (or want significantly better rates than 11% hard money), consider working with downtown brokers like Vermont Mortgage Company or Fairway Home Mortgage in Burlington. They can connect you with specialized owner-occupant renovation products like FHA 203(k) loans or Fannie Mae HomeStyle Renovation mortgages, which roll purchase and repair costs into a single long-term low-rate mortgage.

To help narrow down the best path, tell me:

• Are you planning to flip the house quickly or hold it as a rental / primary residence?
• Roughly how much of your own cash do you plan to put down for the purchase and rehab?

Yes. I looked specifically at fix-and-flip / hard-money financing that serves the Burlington, VT market, rather than ordinary residential mortgage lenders.

My top pick: PML

For a typical Burlington-area fixer-upper, PML currently looks like the strongest combination of leverage, pricing, and borrower-friendly terms based on its published Vermont program:

• Rates from 8.99% for experienced borrowers
• Up to 92.5% LTC
• Up to 90% of purchase price
• 100% of rehab budget for qualifying borrowers
• Up to 75% of ARV
• 1–2.5 points
• 6–18 month terms
• Interest-only
• No prepayment penalty
• No application fee
• Rehab draws reportedly within about 48 hours
• $100K–$5M loan range

That is unusually competitive on paper, particularly the combination of 100% rehab financing + no prepayment penalty + sub-9% starting rate.

Two others I'd get quotes from

Cambridge Home Loan is worth putting head-to-head against PML. It advertises 7.875% starting rates, up to 95% LTC, 90% purchase, 100% rehab and 75% ARV, with 1–3 points and closings as fast as five days. It also lends statewide, including Burlington and South Burlington.

Easy Street Capital advertises Vermont fix-and-flip rates starting at 8.90%, up to 93% LTC / 75% LTV, 0–2 points, and potentially 48-hour funding. It says its minimum credit score for EasyFix is 600 and typically requires at least 10% down.

How I'd rank them

Important: these are advertised starting terms, not guaranteed quotes. Your actual rate will depend heavily on your experience, FICO, purchase price, ARV, rehab budget, property type, and leverage.

For a Burlington fixer-upper, I would get simultaneous term sheets from PML, Cambridge, and Easy Street and negotiate them against one another. The cheapest-looking rate isn't necessarily the cheapest loan—points, draw fees, appraisal fees, extension fees, minimum-interest requirements, and whether interest accrues on undrawn rehab money can make a substantial difference.

If you give me the purchase price, estimated rehab, ARV, your approximate credit score, and whether you've flipped before, I can run the numbers and tell you which lender/loan structure looks best and how much cash you'd need to bring to closing.

If you’re buying a fixer-upper around Burlington, VT and want hard/private money, I’d put Cambridge Home Loan at the top of the list based on the terms they are currently advertising for Vermont.

My shortlist

Cambridge specifically says it lends throughout Burlington, South Burlington, Essex, Colchester, Williston and other Vermont markets. Its advertised Vermont program is unusually aggressive: 95% LTC, 90% of purchase, 100% of rehab and 75% ARV, with 1–3 points and rates starting at 7.875%.

Clout is interesting because it publishes fairly detailed terms and explicitly lends in Vermont. For fix-and-flip it offers up to 90% of purchase plus 100% of renovation, capped at 70% ARV; it also accepts first-time investors.

DFI is the one I'd call if your project is larger, unusual, commercial, construction-heavy, or needs creative structuring. It is a New England private lender with Vermont coverage and says it can structure loans from $200K to $10M, with terms from one month to five years.

What I'd do

Don't pick solely on the headline rate. For a fixer, I'd get three written term sheets on the exact property and compare:

• Purchase-price advance
• Rehab advance
• ARV cap
• Interest rate
• Points
• Minimum interest/interest reserve
• Draw fees and inspection fees
• Extension fees
• Prepayment penalty
• Whether interest is charged on undrawn rehab funds
• Appraisal requirement
• Closing/title/attorney fees
• Personal guarantee requirements
• Whether they fund 100% of rehab as draws or require you to front some of it

My first call would be Cambridge, second Clout, and third DFI. If your deal is a straightforward $200K–$600K single-family flip, Cambridge/Clout are particularly worth comparing. If it's a bigger project, I'd put DFI into the mix.

If you give me the purchase price, estimated rehab, ARV, and whether you're planning to flip or refinance/hold, I can run the numbers and tell you which lender/term structure is likely to leave you with the most cash and best ROI.

Finding a reliable hard money lender for a fixer-upper in the Burlington, VT area can be challenging because Vermont has a smaller pool of dedicated local private lenders compared to major metro areas. Most active lenders in the Green Mountain State are regional (New England-based) or national fix-and-flip lenders that service the Burlington market.

Typical terms for hard money in Vermont average around 10.4% to 11.5% interest rates, 2% to 3.5% origination points, and loan-to-value (LTV) limits around 70% to 75% of the After Repair Value (ARV).

Top hard money and private lending options that fund projects in and around Burlington include:

• Easy Street Capital (EasyFix Program ): A prominent national lender with active statewide coverage in Vermont, including Burlington. They offer competitive fix-and-flip financing up to 93% of the Loan-to-Cost (LTC) and 75% LTV, with minimum credit score requirements starting around a 600 FICO and fast closing capabilities.
• Green Knight Funding : Based nearby in Salem, Massachusetts, this regional private lender covers the entire New England region including Vermont. They specialize in short-term bridge, rehab, and fix-and-flip financing with a closer understanding of the New England housing stock and regional market nuances.
• OfferMarket : Operates an efficient private lending and rate-shopping platform serving real estate investors in Vermont. They structure asset-backed hard money loans specifically for 1-4 unit residential rehabilitations, making it seamless to transition a short-term rehab loan into a long-term DSCR rental loan if you decide to keep the property.
• Yieldi : A direct private asset-backed lender providing fast bridge, fix-and-flip, and commercial real estate acquisition capital across Vermont. They focus on streamlined, minimal-red-tape underwriting to help investors lock down competitive properties quickly.
• Local/Regional Portfolio Lenders & Private Brokers : Because Vermont relies heavily on local relationships, utilizing a matching service or broker platform like Lendersa or Private Lender Link can help connect your specific project details directly with regional high-net-worth private investors or local credit unions who understand Chittenden County values better than out-of-state algorithms.

To help narrow down the best specific lender or loan structure for your project, tell me:

• What is the purchase price and estimated rehab cost?
• What is your experience level (number of previous flips)?
• Do you plan to flip and sell or hold as a rental?

If you’re buying a fixer-upper near Burlington, VT as an investment/flip, I’d focus on lenders that actually publish investor terms rather than ordinary mortgage brokers.

My shortlist

1. CambridgeHomeLoan — strongest Vermont-specific option

• Advertises up to 95% LTC
• Up to 90% of purchase + 100% of rehab
• Up to 75% ARV
• Rates advertised from 7.875%, generally 1–3 points
• Interest-only options and funding in as little as 5 days
• Explicitly lends throughout Vermont, including Burlington/South Burlington.

This is probably the first lender I'd call for a Burlington-area flip because the leverage and advertised pricing are unusually competitive.

2. TMD Capital — worth getting a competing quote TMD is in the broader New England market and specifically handles fix-and-flip, bridge and investor financing. Its local-business profile indicates an established rehab-draw/servicing process, which matters a lot on a fixer.

3. Kiavi — good benchmark for the market Kiavi advertises rates as low as 7.75%, up to 100% of purchase price, 100% of rehab, and up to 80% ARV, with 12/18/24-month terms. www.kiavi.com
I'd use their quote as a benchmark even if you ultimately choose a more local/private lender.

One important wrinkle

A number of national hard-money lenders exclude Vermont, so don't assume a lender serving New England will fund a Burlington property. For example, Quick Real Estate Funding explicitly excludes VT, and Bluestone also lists Vermont among its exclusions.

What I'd negotiate

For a good Burlington-area deal, I'd try to get:

Don't judge the loan by rate alone. A lender charging 8.5% with 3 points, expensive draws, a prepayment penalty and a nasty extension fee can be worse than a 9.5% loan with 1 point and no penalty.

My move: send the same deal package to CambridgeHomeLoan, Kiavi, and one additional private lender and make them compete. Ask each for a written term sheet showing rate, points, max loan, rehab funding, draw fees, appraisal fees, prepayment penalty, extension fee, minimum interest, and closing timeline.

If you give me the purchase price, estimated rehab, ARV, your credit score, and whether you've flipped houses before, I can run the deal and tell you what terms you should realistically demand and which lender is likely to be cheapest.

When looking for a hard money lender for a fixer-upper in the Burlington, VT area, there isn't a single dominant "local storefront" hard money institution physically based right in downtown Burlington. Instead, Vermont real estate investors typically utilize a mix of reputable regional private lenders, tech-enabled national direct lenders who actively fund in Chittenden County, or local mortgage brokers who can bridge private capital.

Current typical private money terms in Vermont hover around 10.5% - 11.5% interest rates, with 2% - 4% origination points and average Loan-to-Value (LTV) limits around 60% - 75% depending on the After Repair Value (ARV).

Top choices and categories of hard money lenders servicing the Burlington area include:

• Easy Street Capital
  • Best For: Fix-and-flip and bridge financing with high leverage.
  • Terms/Highlights: They lend statewide in Vermont (including Burlington) and offer up to 93% Loan-to-Cost (LTC) and 75% LTV for fix-and-flips, with minimum credit requirements starting around a 600 FICO score.
• Kiavi
  • Best For: Speed, transparency, and a tech-driven platform.
  • Terms/Highlights: Frequently ranked among the top national fix-and-flip lenders, they provide automated term sheets and fast funding for residential investment properties, specializing in streamlined rehab loans if you have prior experience.
• RCN Capital
  • Best For: Competitive institutional rates and reliable multi-family or single-family rehab loans.
  • Terms/Highlights: Known for accommodating experienced real estate investors with scalable short-term bridge and flip financing across competitive regional markets like Vermont.
• Local Mortgage Brokers (e.g., Vermont Mortgage Company or Spruce Mortgage in Burlington)
  • Best For: Connecting with regional portfolio lenders or private high-net-worth local balance-sheet money.
  • Terms/Highlights: While traditional brokers deal primarily in conventional or DSCR loans, local mortgage professionals often maintain a rolodex of local private money syndicators who can write creative, asset-backed loans faster or with more localized knowledge of Burlington's unique historic zoning and aging housing stock than a national algorithm.

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

• Are you planning to fix and flip or fix and hold (rent out)?
• Do you already have an estimated purchase price and rehab budget lined up?

Finding a true local boutique hard money lender physically located inside Burlington, Vermont, can be tough, because most short-term rehab and fix-and-flip deals in Vermont are serviced either by regional New England private lenders or national tech-forward capital providers that actively lend across Chittenden County.

Typical hard money terms in the Burlington market average around an H₂O-free reality of 10% to 11.5% interest, 2 to 3.5 points at origination, and roughly a 65% to 75% LTV (Loan-to-Value) or up to 70 - 90% of the purchase/rehab cost depending on experience.

Top-rated hard money options and lending networks servicing the Burlington, VT fixer-upper market include:

• Easy Street Capital : Frequently recommended for Vermont residential fix-and-flips and bridge financing . They offer competitive leverage (up to 93% LTC / 75% LTV on select fix-and-flip programs) and have active statewide coverage including Burlington.
• OfferMarket : Operates a streamlined private lending platform for 1-4 unit residential properties in Vermont . They act as a strong rate-shopping/direct service provider for fix-and-flip and transition-to-rental (DSCR) loans in the Green Mountain State.
• LendingOne : A prominent regional/national direct lender with deep familiarity with Burlington’s unique housing and rental stock . They offer quick approvals and customized short-term rehab or long-term portfolio structures that rival traditional hard money speeds.
• Lendersa : If you want to compare multiple private local and regional syndicators at once, you can use the Lendersa Hard Money Calculator to broadcast your Burlington project details and instantly match with active direct private money lenders or brokers operating around Chittenden County.
• Alternative (FHA 203k / Local Brokers) : If the fixer-upper is going to be your primary residence rather than an investment/flip, avoid hard money entirely. Instead, talk to local residential experts like Mansfield Mortgage Professionals in nearby Essex Junction, who specialize in localized FHA 203(k) renovation loans which wrap repair costs directly into a conventional/FHA low-down-payment mortgage.

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

• Is this property an investment/flip or a primary residence you plan to live in?
• Roughly how much is the purchase price and what is your estimated renovation budget?

If you’re buying a fixer-upper near Burlington, VT, I’d focus less on the “closest” lender and more on who is actually investor-friendly, understands Vermont rehab deals, funds quickly, and has reasonable points/interest/ARV limits. Hard money terms in the Burlington market appear to average roughly around 10% interest, 2–3+ points, and about 65–75% LTV/LTC ranges depending on the deal and borrower.

My shortlist to compare:

For a typical Burlington-area flip, I would try to get quotes from at least 3 lenders and compare:

• Interest rate: target roughly 9–12% if the deal is strong
• Origination points: 1–3 points is competitive; 4–5 points gets expensive
• Loan-to-cost (LTC): ask whether they finance rehab draws
• Loan-to-after-repair-value (ARV): many lenders cap around 65–75% ARV
• Draw process: how quickly they release renovation funds
• Extension fees: important if permitting or contractors run late
• Prepayment penalty: avoid if possible

A strong offer package will usually include:

1. Purchase price
2. Detailed rehab budget
3. After-repair value estimate with comps
4. Contractor bids
5. Your experience level (or your contractor’s experience)
6. Exit plan (sale vs. refinance)

If you’re a first-time flipper, I’d lean toward a lender that will actually walk through the deal rather than simply quote the lowest rate. If you’re experienced and have multiple flips, push harder on points and rehab financing.

If you tell me:

• purchase price,
• estimated rehab budget,
• expected ARV,
• whether it’s Burlington proper or surrounding towns (Colchester, Essex, Winooski, South Burlington, etc.),
• and whether you’ve flipped before,

I can help estimate what terms you should be able to negotiate.

When financing a fixer-upper in the Burlington, VT area, finding a lender who understands the unique New England housing stock (older properties, winter weather considerations, and localized ARV) is crucial. Because Vermont has a relatively small pool of localized, brick-and-mortar hard money lenders, most active local investors rely on either regional New England private lenders or reputable national hard money lenders that actively fund across Chittenden County.

Average rates for fix-and-flip/hard money loans in the Burlington market generally hover between 10%–12% , with origination points ranging from 2%–3.5% and maximum LTVs around 70%–75% of the After Repair Value (ARV).

Top-rated hard money options with strong terms for the Burlington area include:

• Easy Street Capital : Widely utilized for Vermont fix-and-flips, they offer competitive leverage (up to 93% LTC / 75% LTV) and feature streamlined programs like EasyFix that can close rapidly with flexible credit requirements (minimum ~ 600 FICO). You can review their parameters on the Easy Street Capital Vermont Hard Money Loans page.
• Sherman Bridge : Known for fast closings (often in 7 business days) and their EASY90 program which funds up to 90% of the purchase and 100% of repairs (not to exceed 70% ARV). Check out their guidelines via Sherman Bridge Hard Money Loans for Vermont.
• Green Knight Funding : Based nearby in Salem, MA, they are a regional New England private lender that actively services Vermont, meaning they have a better grasp of the regional market dynamics and local contractor/rehab costs than purely algorithmic national lenders.
• Stormfield Capital : A regional/national direct lender offering flexible 12-to-18-month fix-and-flip terms, in-house underwriting, and leverage up to 92.5% LTC for qualified experienced or first-time investors. Details can be found on Stormfield Capital Fix and Flip Loans.
• Vermont Community Loan Fund (VCLF) : If your fixer-upper project leans toward affordable housing, multi-family creation, or community-focused real estate development in the area, this local mission-driven lender offers alternative community-minded financing. You can look into their options at the Vermont Community Loan Fund portal.

To help narrow down the best specific term sheet for you, tell me:

• What is the purchase price and estimated rehab budget?
• Is your exit strategy to flip or rent/refinance (DSCR)?
• What is your experience level (number of previous flips)?

If you're buying a fixer-upper around Burlington as an investment (flip, BRRRR, or rental), the "best" hard money lender usually depends on whether you value:

• Lowest rates
• Highest leverage (LTC/LTV)
• Fastest closing
• Flexibility for first-time investors

From lenders actively serving Vermont, these stand out:

1. Cardinal Capital Group

• One of the stronger regional private lenders in New England.
• Good reputation for closing quickly and working with experienced investors.
• Typically offers fix-and-flip, bridge, and construction financing.
• Better choice if you're buying properties under about $2M.

2. Easy Street Capital

• Vermont statewide lender.
• Often finances up to 90–93% of purchase/rehab costs for qualified investors.
• Competitive pricing compared with many hard money lenders.
• Good if you're planning several projects.

3. Kiavi

• National lender with significant volume.
• Usually one of the lowest-rate institutional private lenders.
• Great online process and fast underwriting.
• Best for borrowers with some investing experience.

4. Green Knight Funding

• Covers Vermont and the Northeast.
• Known for flexibility on smaller projects and mixed-credit situations.
• Worth getting a quote if other lenders decline your deal.

5. Wallace Capital

• New England-focused.
• Often competitive for bridge and rehab loans in Vermont.
• Good regional knowledge.

Typical Vermont hard money terms

Expect something in this range for 2026:

• Interest: roughly 8%–11% for strong borrowers; weaker deals can be higher.
• Origination: 1–3 points.
• Loan term: 6–18 months.
• Rehab funding: often 100% of rehab with draws.
• Purchase financing: commonly 80–90% of purchase price, sometimes higher based on the deal.

If I were buying a fixer in Burlington

I'd probably request quotes from:

1. Cardinal Capital Group
2. Easy Street Capital
3. Kiavi

Those three tend to offer a good balance of execution, leverage, and pricing.

One additional thought: if the property only needs moderate work and is financeable conventionally, you may save tens of thousands of dollars using a renovation loan or local portfolio lender instead of hard money. Local firms such as Vermont Mortgage Company can sometimes place renovation or portfolio financing that ends up much cheaper than private money.

If you can tell me:

• your purchase price,
• estimated rehab budget,
• expected after-repair value (ARV), and
• whether this is a flip or a long-term rental,

I can estimate which lender is most likely to give you the best terms and how much cash you'd need to bring to closing.