West Virginia hard money is asset-based bridge capital: decisions hinge on the deal and the exit, not on W-2 income. From Charleston to Morgantown, it funds the deals that need to close before a bank could even order an appraisal.
What West Virginia investors use hard money for
- BRRRR starts — acquire and rehab, then exit to West Virginia DSCR
- Distressed / non-warrantable assets a conventional lender will not touch
- Estate and probate acquisitions in Charleston that need certainty of funds
- Bridge between purchase and permanent financing or sale
Why speed matters here: West Virginia foreclosure is non-judicial — trustee-sale foreclosure is fast and low-cost. Cash-like certainty wins these deals against slower conventional offers.
West Virginia hard money terms (2026)
| Term | West Virginia 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; $145,000 – $225,000 typical ARV |
West Virginia metros we fund
| Metro | Typical basis | Rent band | On-the-ground notes |
|---|---|---|---|
| Charleston | $130K–$220K | $1,000–$1,450 | high-LTC low-basis distressed acquisitions |
| Morgantown | $200K–$300K | $1,300–$1,800 | university demand from WVU |
West Virginia levies state income tax (~2.2%–4.8%); structure the hold or flip exit with that in mind.
Diligence before you fund in West Virginia
West Virginia carries specific physical-risk lines you must price before close:
- Flash-flood and slope/landslide risk in mountain terrain
- Aged housing stock
What we need to issue a West Virginia term sheet
- Proof of funds for down payment and reserves
- Comps or a desktop valuation toward ARV
- A credible exit — resale comps or projected rent
- Purchase contract or auction confirmation
- Scope of work and rehab budget
Clean documents on these points are what compress a West Virginia closing to days, not weeks.
Recent West Virginia deal
Charleston flip funded at high LTC for low basis distressed acquisition. 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 West Virginia that means one of two exits:
- Resale — finish and sell via fix and flip loans West Virginia economics
- Refinance — stabilize and hold with a West Virginia DSCR loan
West Virginia Division of Financial Institutions mortgage licensing applies.
West Virginia hard money FAQ
How fast can a West Virginia hard money loan close?
With clear title and a workable scope, West Virginia deals can fund in roughly 7–14 days — fast enough for Charleston auction and estate deadlines.
What leverage do West Virginia hard money lenders offer?
Commonly up to ~90% of purchase plus rehab, capped against ARV (often the $145,000 – $225,000 band in West Virginia). Pricing reflects speed and asset risk, not your credit score alone.
What is the exit on a West Virginia hard money loan?
Either resale via fix and flip, or refinance into a West Virginia DSCR loan on stabilized rent. Define the exit before you fund.
Get Your West Virginia 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.