Hard money lenders in Burlington Vermont

For a fixer-upper near Burlington, Vermont, I’d look for a hard money lender that specializes in residential investment properties and renovation financing, rather than a general-purpose mortgage lender.

The best deal isn’t necessarily the lender with the lowest advertised interest rate. For a renovation project, you want to compare the total borrowing cost, how much of the purchase and repairs they’ll finance, and how quickly they release renovation funds.

Here’s how I’d evaluate lenders for a Burlington-area fix-and-flip or value-add property.

• Purchase plus rehab financing: Ideally, one loan covers both the acquisition and renovation.
• Loan-to-cost (LTC): How much of your total project budget the lender will fund.
• Interest rate and points: Compare the annual rate plus upfront origination fees.
• Draw schedule: How quickly you can access funds as work progresses.
• Term and extensions: Whether you have enough time to renovate, refinance, or sell without expensive extension fees.
• Local property experience: Familiarity with Vermont properties, contractors, and local permitting.

My top 3 lenders to contact

These are the strongest starting points I found for a residential fixer-upper in Burlington or Chittenden County. I’d compare written term sheets before declaring one the winner.

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1. Easy Street Capital

(Best first quote)

Serves Burlington and statewide Vermont

Its published Vermont program advertises fix-and-flip rates starting at 8.90%, 0–2 origination points, a $1,995 document fee, and financing for both purchase and renovation. It typically requires at least 10% down and usually has no prepayment penalty.easystreetcap.com+1

Why I'd call: The advertised combination of low starting rates and relatively low points is worth investigating.

Official Vermont loan program

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2. Private Money Lending (PML)

Advertises financing in Burlington, South Burlington, and Essex

Advertises rates from 8.99% for experienced flippers, up to 92.5% of project cost, up to 100% of the approved rehab budget, 6–18-month terms, and no prepayment penalty. Its best advertised pricing requires a stronger experience profile, including three or more flips in 36 months.www.privatemoni.com

Why I'd call: Potentially attractive if you need high renovation leverage and have completed flips before.

Official Vermont loan program

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3. Cambridge Home Loan

Alternative quote for higher leverage

A published lending offer advertises up to 95% loan-to-cost, financing for approved renovation expenses, and rates starting at 7.875%, subject to qualification and deal structure.

Why I'd call: To see whether it can beat the first two on cash required at closing. Verify Vermont eligibility, fees, and actual pricing before relying on the advertised rate.

Official website

What counts as a good deal in Burlington?

For comparison, a lender directory reports Burlington fix-and-flip loans averaging approximately 10.1% interest and 3.2 origination points. These are directory estimates, not independently verified offers available to every borrower.www.hardmoneyhome.com

These are negotiation targets, not guaranteed market offers. Your experience, credit, project economics, and property condition will determine what lenders actually approve.

One important Vermont-specific precaution: check the lender's licensing status and applicable exemptions with the Vermont Department of Financial Regulation. The state generally requires companies making covered loans to Vermont borrowers to be licensed.dfr.vermont.gov

Let’s find the best lender for your actual deal

I can narrow this down further if you share a few details. The biggest factor is whether you're flipping the property or renovating it to keep as a rental.

Your fixer-upper financing profile

Estimates are fine; you can leave the defaults or change any field.

Purchase price ($)

[Input value unavailable]

Estimated renovation budget ($)

[Input value unavailable]

Expected value after renovation ($)

[Input value unavailable]

Plan for the property

Renovate and sell

Keep as a rental

Live in it while renovating

Renovation experience

First project

1–2 completed flips

3+ completed flips

Cash available for down payment, fees, and reserves ($)

[Input value unavailable]

[Compare lenders for my deal]

With those numbers, I can compare the likely costs and financing structures and identify which lender is most worth approaching first. If you'll be living in the property, say so: owner-occupied renovation financing is different from investment-property hard money.

Top hard money lenders for fixer-uppers in Burlington, VT

For a fixer-upper in Burlington or Chittenden County, I'd start by comparing Easy Street Capital, Private Money Lenders (PML), and Cambridge Home Loan. All three advertise investor-focused financing that can cover a property's purchase and renovation, but their published rates are starting points—not guaranteed offers.

For competitive terms, don't just compare interest rates. The origination points, amount of cash you need upfront, rehab draw schedule, and prepayment penalties can make a bigger difference to your total project cost.

My top three lenders to contact

• 

1. Easy Street Capital

(Best first quote)

Advertised Vermont fix-and-flip financing

• Starting rate: approximately 8.90%.
• Origination: advertised at 0–2 points.
• Financing: purchase plus renovation costs, subject to underwriting.
• Other terms: typically at least 10% down; generally no prepayment penalty.
• Why consider it: A low advertised origination fee combined with a competitive starting rate could make this attractive for a straightforward renovation project.

Source: lender terms summarized in the search results. Verify the current program and all fees directly.

Visit Easy Street Capital

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2. Private Money Lenders (PML)

Best for experienced investors and rehab financing

• Starting rate: 8.99% for qualifying experienced flippers.
• Origination: 1–2.5 points advertised.
• Leverage: up to 92.5% of project cost and potentially 100% of the approved rehab budget.
• Term: 6–18 months, generally interest-only.
• Other terms: advertises no prepayment penalty and no application fee.

Why consider it: PML specifically lists Burlington and South Burlington in its Vermont coverage, making it a particularly relevant option for a local investment property. The lowest advertised rate depends on borrower experience and deal quality.www.privatemoni.com

View PML's Vermont loan program

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3. Cambridge Home Loan

Best to investigate for high leverage

• Starting rate: advertised from 7.875%.
• Origination: 1–3 points.
• Leverage: advertises up to 95% loan-to-cost (LTC), up to 100% of approved rehab costs, and up to 75% of after-repair value (ARV).
• Funding speed: as fast as five days, according to its published program.

Why consider it: The advertised leverage could reduce the cash you need to put into a project. Ask for a written quote to determine whether the lower starting rate applies to your borrower profile and property.www.cambridgehomeloan.com

View Cambridge's Vermont hard money program

How the advertised terms compare

Sources: lender-published program pages. easystreetcap.comwww.privatemoni.comwww.cambridgehomeloan.com These are advertised maximums and minimum rates, not comparable approved offers. Easy Street's published program also lists a $1,995 document fee. Confirm the current fees, leverage calculation, and conditions with each lender.

My take: Get written quotes from all three on the same property. Easy Street is a good starting point for low advertised points, PML is worth checking for Vermont-specific experience, and Cambridge is worth testing if minimizing your cash contribution is the priority.

What counts as a competitive hard money deal in 2026?

As a benchmark, current advertised fix-and-flip rates generally fall around 9%–14%, with origination fees of roughly 1–4 points and terms commonly lasting 6–18 months. Actual pricing depends on your experience, leverage, and property.hardmoneyfacts.com+1

Before signing, compare these five things:

1. Total upfront cost: points, underwriting fees, legal fees, document fees, and closing costs.
2. Cash required: down payment plus any renovation expenses you must pay before reimbursement.
3. Rehab draws: whether funds are released upfront or only after completed work and inspections.
4. Extensions and late fees: what happens if the renovation or sale takes longer than expected.
5. Exit strategy: whether you'll sell the property or refinance it into a long-term rental loan.

One important distinction: hard money loans are generally designed for investment properties, not owner-occupied homes. If this fixer-upper will be your primary residence, ask about renovation mortgages instead.

Let me narrow this down to the best lender for your deal

The strongest offer depends heavily on the property and your experience. If you share a few details, I can compare which of these lenders looks most competitive for your situation.

Your Burlington fixer-upper

Project plan

Renovate and resell

Renovate, rent, then refinance (BRRRR)

Live in the property

Purchase price ($)

[Input placeholder: 300000] (Current value unavailable.)

Renovation budget ($)

[Input placeholder: 50000] (Current value unavailable.)

Estimated value after renovation ($)

[Input placeholder: 425000] (Current value unavailable.)

Real estate investing experience

First project

1–2 completed projects

3 or more completed flips

Property occupancy

Investment property

My primary residence

[Compare lenders for my project]