Hard money lenders in Delaware fund on the asset, not the borrower’s tax return — fast, short-term, business-purpose capital for acquisitions that conventional lenders can’t move on in time. Delaware investors use it for auctions, estates, BRRRR starts, and bridge situations across Wilmington and Dover.
What Delaware investors use hard money for
- Bridge between purchase and permanent financing or sale
- Distressed / non-warrantable assets a conventional lender will not touch
- Estate and probate acquisitions in Wilmington that need certainty of funds
- BRRRR starts — acquire and rehab, then exit to Delaware DSCR
Why speed matters here: Delaware foreclosure is judicial — judicial foreclosure (scire facias) requires court process — budget extra carry. Cash-like certainty wins these deals against slower conventional offers.
Delaware hard money terms (2026)
| Term | Delaware range |
|---|---|
| Leverage | Up to ~90% of purchase + rehab, capped to ARV |
| Rate | Interest-only, ~10%–13% + points |
| Term | 6–18 months |
| Close | As fast as 7–14 days |
| Basis | Asset-based; $265,000 – $385,000 typical ARV |
Delaware metros we fund
| Metro | Typical basis | Rent band | On-the-ground notes |
|---|---|---|---|
| Wilmington | $240K–$360K | $1,500–$2,050 | rowhome and SFR value-add near the I-95 corridor |
| Dover | $230K–$330K | $1,400–$1,850 | Dover AFB workforce rental demand |
Delaware levies state income tax (~2.2%–6.6%); structure the hold or flip exit with that in mind.
Diligence before you fund in Delaware
Underwrite local risk honestly in Delaware:
- Coastal flood in Sussex County beach markets
What we need to issue a Delaware term sheet
- Comps or a desktop valuation toward ARV
- A credible exit — resale comps or projected rent
- Proof of funds for down payment and reserves
- Entity documents (LLC operating agreement, EIN) for vesting
- Scope of work and rehab budget
Clean documents on these points are what compress a Delaware closing to days, not weeks.
Recent Delaware deal
Wilmington SFR rehab funded at 85% LTC with deferred fees at payoff. The pattern repeats: speed on acquisition, a clean scope, and a defined exit.
Define the exit before you borrow
Hard money is a bridge, not a destination. In Delaware that means one of two exits:
- Resale — finish and sell via fix and flip loans Delaware economics
- Refinance — stabilize and hold with a Delaware DSCR loan
Delaware investors should confirm transfer tax and LLC good-standing before closing.
Delaware hard money FAQ
How fast can a Delaware hard money loan close?
With clear title and a workable scope, Delaware deals can fund in roughly 7–14 days — fast enough for Wilmington auction and estate deadlines.
What leverage do Delaware hard money lenders offer?
Commonly up to ~90% of purchase plus rehab, capped against ARV (often the $265,000 – $385,000 band in Delaware). Pricing reflects speed and asset risk, not your credit score alone.
What is the exit on a Delaware hard money loan?
Either resale via fix and flip, or refinance into a Delaware DSCR loan on stabilized rent. Define the exit before you fund.
Get Your Delaware Hard Money Quote · (833) 264-7776
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.