A hard money loan in New Hampshire is collateral-first, short-term financing for time-sensitive deals — auction buys, distressed acquisitions, and BRRRR rehabs in Nashua and beyond. Speed and certainty of close are the product.
When New Hampshire deals need hard money
| Deal type | Why speed matters |
|---|---|
| Courthouse auction in Nashua | Proof of funds and a 7–10 business day close beat financed buyers |
| Gap between purchase and permanent debt | Short-term bridge until refi or resale |
| BRRRR acquisition + rehab start | Bridge to New Hampshire DSCR after lease-up |
| Non-warrantable or distressed collateral | Asset-based decision when agencies decline |
| Probate or estate sale | Certainty of capital when title is messy |
What New Hampshire investors use hard money for
- Distressed / non-warrantable assets a conventional lender will not touch
- Estate and probate acquisitions in Nashua that need certainty of funds
- Auction and trustee-sale buys — close on the courthouse timeline, not a 45-day bank clock
- Bridge between purchase and permanent financing or sale
Why speed matters here: New Hampshire foreclosure is non-judicial — power-of-sale foreclosure is fast. Asset-based capital lets you act on that inventory before financed buyers can.
New Hampshire ARV bands and leverage caps
Investor ARV on Manchester and Nashua sold comps commonly runs $265,000 – $385,000 with $28,000 – $62,000 rehab scopes. Septic and well failure on rural flips — camera before close.
No state income tax strengthens after-tax returns on New Hampshire hold and flip exits. Property tax at ~1.93% (among the highest effective property tax rates — model it carefully) flows into carry on every month you hold bridge capital.
New Hampshire hard money terms (2026)
| Term | New Hampshire range |
|---|---|
| Scope risk | Septic and well failure on rural flips — camera before close |
| Leverage | Nashua flips: up to 100% of cost, capped at 75% ARV. Bridge stops at 90% of purchase. |
| Rate | Interest-only 8.99%–13.5% + points |
| Term | Fix-and-flip 6–12 months. Bridge 12–24 months. |
| Close | 7–10 business days on a complete Nashua or Manchester file |
| Basis | Asset-based; $325,000 – $475,000 typical ARV |
New Hampshire metros we fund
| Metro | Typical basis | Rent band | On-the-ground notes |
|---|---|---|---|
| Nashua | $360K–$500K | $1,900–$2,550 | Massachusetts-border commuter demand |
| Manchester | $330K–$460K | $1,800–$2,400 | winter-first mechanical draw scheduling |
New Hampshire has no state income tax, which strengthens after-tax returns on the eventual hold or flip exit.
Diligence before you fund in New Hampshire
New Hampshire carries specific physical-risk lines you must price before close:
- Harsh winters compress the build/resale window
- Older-stock heating systems
What we need to issue a New Hampshire 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
- Purchase contract or auction confirmation
- Entity documents (LLC operating agreement, EIN) for vesting
Clean documents on these points are what compress a New Hampshire closing to days, not weeks.
Recent New Hampshire deal
Manchester SFR flip funded with winter-first mechanical draw schedule. Asset and exit drove the approval — not a personal income file.
BRRRR pathway: hard money → DSCR in New Hampshire
The compounding play in New Hampshire is not the flip check — it is recycling capital. Acquire distressed stock in Nashua with hard money, rehab on draws, place a tenant at market rent, then exit to New Hampshire DSCR when the ratio clears at target LTV.
Manchester and Nashua auction timelines reward sponsors who can close in days, then pivot to New Hampshire DSCR once rent is documented.
Define the exit before you borrow
Hard money is a bridge in Manchester and Nashua, not a destination. Underwrite one of two exits before you draw:
- Manchester and Nashua resale — fix and flip New Hampshire when spread clears
- Manchester and Nashua hold — New Hampshire DSCR on executed lease and investor tax
New Hampshire Banking Department regulates mortgage activity; no state income tax on rental profit.
When hard money is the wrong tool in Manchester and Nashua
- Stabilized Manchester and Nashua rental with executed leases — use DSCR New Hampshire
- Owner-occupied strategy — business-purpose bridge does not apply
- No credible exit — hard money is a bridge; underwrite the resale or refinance exit before you borrow
New Hampshire hard money FAQ
What does New Hampshire hard money cover?
Business-purpose acquisition and rehab on Manchester and Nashua SFR and small multifamily — sized to $265,000 – $385,000 sold comps, not listing aspirational pricing.
What diligence is New Hampshire-specific?
Septic and well failure on rural flips — camera before close.
What is the typical New Hampshire exit?
Resale via fix and flip Manchester and Nashua or stabilize into New Hampshire DSCR when stabilized market rent is reflected in the rent roll.
New Hampshire bridge acquisition checklist
Septic and well failure on rural flips — camera before close.
Size New Hampshire bridge exposure to $265,000 – $385,000 sold-comp discipline on Manchester and Nashua acquisitions. Scope rehab to $28,000 – $62,000 bands on qualified files; front-load mechanical and rough-in draws so inspections are not wasted on cosmetic passes. Permanent exit: New Hampshire DSCR.
Publication, then two different mailing clocks
RSA 479:25 lets the mortgage holder sell under the power after a breach, instead of suing for a decree of sale. The sale is effective only if the conditions in that section are met.
Publish the notice once a week for three successive weeks in a newspaper of general circulation in the town or county. If the land sits in more than one county, a statewide paper is enough. The first publication must be at least 20 days before the sale. Count that gap by excluding the first publication date and the sale date.
Serve a copy on the mortgagor, or send it by registered or certified mail, at least 25 days before the sale. If the mortgage is a residential mortgage, that mailing must go at least 45 days before the sale. The section defines a residential mortgage as a mortgage on a dwelling under RSA 397-A:1, VI-c. This page does not apply that definition to your file. Ask counsel whether an investment mortgage in Nashua is in the 25-day track or the 45-day track. People with a recorded lien get notice at least 21 days before the sale, if their lien was recorded in time.
Jaken Finance Group’s close on a complete purchase file is 7–10 business days. The 20-day, 25-day, and 45-day figures are foreclosure notice rules. They tell you when a power-of-sale auction can actually be held. They are not the lender’s processing time.
Nashua’s county, the coast, and Concord
Hillsborough County, which includes Nashua and Manchester, had a median listing price of $579,900 in September 2026, from $576,250 in September 2025 (MEDLISPRI33011). Rockingham County listed at $723,391, from $712,450 (MEDLISPRI33015). Merrimack County listed at $566,225, from $575,000 (MEDLISPRI33013). Not seasonally adjusted.
Rockingham asks more than Hillsborough. A Massachusetts-border buyer who uses a Boston comp on a Nashua house is in the wrong book. The state all-transactions index was 920.17 in the second quarter of 2026, up 3.9% from 885.24. Not seasonally adjusted. Base 1980:Q1 = 100. Source: FRED NHSTHPI.
Unemployment, not seasonally adjusted, was 2.8% in August 2026, from 3.2% in August 2025 (NHURN). The seasonally adjusted rate was 2.8%, from 3.1% (NHUR). Permits authorized 365 new private units in August 2026, from 440 (NHBPPRIV). Fewer permits and a still-low jobless rate mean the crew you want for a Manchester boiler may already be booked. Schedule mechanicals before cosmetic work, which matches the winter-first draw on the Manchester file already described here.
Illustration: a Nashua house with a septic question
Illustration. Purchase $290,000. Rehab $42,000. Cost $332,000. After-repair value $460,000. That value is below Hillsborough’s $579,900 listing median, so the sketch is a smaller or dated house, not the county middle.
Seventy-five percent of $460,000 is $345,000. Cost is $332,000. The qualified flip funds $332,000. At 9% interest-only, inside 8.99%–13.5%, a year is $29,880. A month is $2,490. Eight months is $19,920.
| Nashua sketch | Amount |
|---|---|
| Purchase and rehab | $332,000 |
| 75% of $460,000 ARV | $345,000 |
| Loan | $332,000 |
| Eight months at 9% | $19,920 |
Ninety percent of the $290,000 purchase is $261,000. That bridge cap, on a 12–24 month term, does not include the $42,000 rehab. Use the flip if the septic, well, and boiler are the point of the loan. Freddie Mac’s 30-year fixed averaged 7.28% for the week of October 1, 2026, and 7.03% the week before (MORTGAGE30US). Nine percent sits near the bottom of the 8.99%–13.5% band. The sketch is interest-only hard money for the rehab months. The DSCR loan is a later exit, at 5.75%–10.5%.
The DSCR exit, after lease-up, is New Hampshire DSCR at 5.75%–10.5%, in about 14 business days. The sale exit is fix and flip in New Hampshire.
Septic cameras, boilers, and the materials index
From August 2025 to August 2026, construction materials went from index 341.458 to 375.908, up 10.1% (WPUSI012011). Boilers and well pumps move with that index. Camera the septic and test the well before you lock the $42,000 rehab. A failed leach field is not a cosmetic change order.
U.S. electricity averaged 19.6 cents per kilowatt-hour in August 2026, from 19.0 cents (APU000072610). A vacant Manchester house with electric backup heat through a cold snap spends that rate while the new boiler is on order. Owners’ equivalent rent was 443.713 in August 2026, up 3.1% from 430.5 (CUSR0000SEHC). Use a local lease for the DSCR test. The national rent index only tells you the broad direction.
What a southern New Hampshire package needs
- Contract, deposit, and a survey or septic plan if the town is not on sewer
- Well and septic reports before the rehab number is called final
- Sold comps in Hillsborough, Rockingham, or Merrimack, matched to the right county
- A mechanical draw schedule that heats the house before the finish work
- LLC documents and EIN
- Written exit, resale or DSCR, with property tax modeled from the town bill rather than a statewide guess
When those are in, the close target is 7–10 business days. The RSA 479:25 clocks stay on the foreclosure calendar.
New Hampshire hard money bridge gates — Manchester acquisition (2026)
- $35,000 – $85,000 rehab bands — front-load mechanical and rough-in draws before cosmetic inspection passes.
- Permanent exit: New Hampshire DSCR on executed lease or fix and flip New Hampshire when spread clears.
- Manchester SFR flip funded with winter-first mechanical draw schedule.
Nashua bridge 8.99%–13.5% IO on $325,000 – $475,000 comps · DSCR New Hampshire · (833) 264-7776.
Get Your New Hampshire 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.