Vermont hard money is asset-based bridge capital: decisions hinge on the deal and the exit, not on W-2 income. From Burlington to Rutland, it funds the deals that need to close before a bank could even order an appraisal.
What Vermont investors use hard money for
- Bridge between purchase and permanent financing or sale
- Estate and probate acquisitions in Burlington that need certainty of funds
- Auction and trustee-sale buys — close on the courthouse timeline, not a 45-day bank clock
- BRRRR starts — acquire and rehab, then exit to Vermont DSCR
Why speed matters here: Vermont foreclosure is judicial — judicial (strict) foreclosure with redemption — favor holds over quick flips. Cash-like certainty wins these deals against slower conventional offers.
Vermont hard money terms (2026)
| Term | Vermont 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; $285,000 – $425,000 typical ARV |
Vermont metros we fund
| Metro | Typical basis | Rent band | On-the-ground notes |
|---|---|---|---|
| Burlington | $380K–$520K | $1,900–$2,550 | duplex with seasonal draws and spring resale target |
| Rutland | $220K–$320K | $1,300–$1,750 | lower basis; conservative DOM assumptions |
Vermont levies state income tax (~3.35%–8.75%); structure the hold or flip exit with that in mind.
Diligence before you fund in Vermont
Insurance and hazard diligence matter in Vermont:
- Harsh winters and short build/resale season
- Thin small-market liquidity (days-on-market risk)
What we need to issue a Vermont term sheet
- Comps or a desktop valuation toward ARV
- Proof of funds for down payment and reserves
- A credible exit — resale comps or projected rent
- Purchase contract or auction confirmation
- Entity documents (LLC operating agreement, EIN) for vesting
Clean documents on these points are what compress a Vermont closing to days, not weeks.
Recent Vermont deal
Burlington duplex funded with seasonal draw schedule and spring resale target. Asset and exit drove the approval — not a personal income file.
Define the exit before you borrow
Hard money is a bridge, not a destination. In Vermont that means one of two exits:
- Resale — finish and sell via fix and flip loans Vermont economics
- Refinance — stabilize and hold with a Vermont DSCR loan
Vermont Department of Financial Regulation oversees mortgage activity; small-market liquidity requires conservative DOM assumptions.
Vermont hard money FAQ
How fast can a Vermont hard money loan close?
With clear title and a workable scope, Vermont deals can fund in roughly 7–14 days — fast enough for Burlington auction and estate deadlines.
What leverage do Vermont hard money lenders offer?
Commonly up to ~90% of purchase plus rehab, capped against ARV (often the $285,000 – $425,000 band in Vermont). Pricing reflects speed and asset risk, not your credit score alone.
What is the exit on a Vermont hard money loan?
Either resale via fix and flip, or refinance into a Vermont DSCR loan on stabilized rent. Define the exit before you fund.
Get Your Vermont 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.