Frequently Asked Questions (FAQ)

A great thing about a hard money loan is how fast you can get one.

Contingent approvals and deal scenarios can be granted in as little as 24-48 hours. It's not uncommon to close existing customers with familiar title companies in less than a week. Lender will require an inspection of the property to confirm current condition and adequate proposed rehab budget. For new clients, we will need a complete application package.

Getting pre-approved is advised in order to speed up the ability to close quickly. It's highly recommended to propose a 30 day settlement on your agreement of sale and we will close as soon as title is back. It's better to have the ability to move the closing date forward than to possibly lose a deal due to title issues and having to request an extension. In most cases, settlement is between 1-3 weeks from accepted agreement of sale. Property insurance is required a minimum of 2 days prior to closing. A majority of our transactions begin with a desktop appraisal based on your description of finished product.

We do not slow the process down by commissioning an official appraisal. We prepare your commitment letter, send inspector and close as quickly as possible. Simply contact us for details.

Loan amounts will vary. Generally we will lend 65% - 70% of the After Repair Value (ARV) of the property that would be used as collateral. We will take the overall strength, experience and liquidity of the borrower into consideration as well as the current market analysis of the property you are financing.

Our experience and expertise in the local market gives us the upper hand when analyzing your transaction. It's best to contact us to learn more.

Yes. Once we have approved your application we will provide you with a pre-approval letter.

Terms and conditions will vary depending on the strength and experience of the borrower, the collateral offered and the size of the loan and/or deal volume. Repeat customers get favorable pricing once we have an established business relationship. Every deal is different and has different lending criteria.

We will analyze your transaction and factor your strength as a borrower when determining pricing. Working with familiar title companies helps to make deals flow smoother. As a local lender and active investors, our expertise and knowledge of the market area is worth its weight in gold. Other lenders lure you in with what appears to be lower rates, but when you add all of their hidden fees, we have them beat hands down.

We are looking to establish a long lasting business relationship and do deal after deal. contact us directly for more information.

The Philadelphia Tri-State Area!

Since March of 1999, Stonehedge Funding, LLC has been securing Hard Money loans for its clients. 28 + years and most of the deals we fund are right here in our backyard, the Philadelphia Tri-State Area. We know this area better than any other lender.

We are local lenders and investors with intimate knowledge of the market.

Contact us for details.

This will depend on your “exit strategy.” For instance, if you have found a great deal on a property from a distressed seller, let's say, and you intend to “flip” the property and all you need is short-term capital to hold you over until the re-sale happens, your credit scores may not be that relevant.

If, however, you intend to rehab the property and carry it as a rental, then you will be need to refinance out of the hard money loan. In that case, we will take a closer look at your credit to determine why you will qualify for permanent financing.

Options are always available. This is where our 28 + years of experience comes into play. We are always doing our best to advise our clients so that the end result is favorable to us and our clients. Helping our clients with advice about optimal exit strategies has been one reason our clients keep coming back for more money. Contact us for details.

Rehab loans are a specialty of Stonehedge Funding, LLC.

Just click on the “First Steps” link at the top of this website or call 610.873.6022 for help with the application process today. Various links within this site will direct visitors to our online application. Completing this online form will quickly get the process started.

Absolutely Not! Rehab loans do not carry prepayment penalties or fees.

You are permitted to pay off your rehab loan at any time prior to its maturity date without any penalty. Contact us directly for more details.

We will lend to individuals, or a legal entity as long as the principal(s) of that entity that have been qualified for our loans.

A personal guarantee will be required for all loans. If you have additional questions, feel free to contact us right away.