Private Money Hawaii
Maximum Hard Money Loan Amounts Explained
What’s the maximum hard money loan amount? See limits by deal type, LTV, and Hawaii property values—and how to unlock higher funding fast.
Quick Summary
The maximum hard money loan amount typically ranges from $250,000 to $20+ million, depending on property value, loan-to-value (LTV), exit strategy, and lender appetite. In high-value markets like Hawaiʻi, loan caps are often higher due to strong collateral values.TL;DR
- Hard money loan maximums are based on property value, not borrower income
- Typical range: $250K to $5M, with some lenders going higher
- Hawaiʻi investors often qualify for larger loan amounts due to high real estate values
- LTV, ARV, and exit strategy matter more than credit score
Key Takeaways
- The maximum hard money loan amount depends on the deal—not your W-2
- Most loans fall between $250K and $5M
- Hawaiʻi properties often qualify for higher loan caps
- Strong exits and value drive bigger approvals
- Private money expands limits beyond traditional hard money
What Is the Maximum Loan Amount for a Hard Money Loan?
The maximum hard money loan amount is the highest dollar amount a private or hard money lender is willing to fund for a real estate deal. Unlike bank loans, there is no universal cap—limits are driven by the property, the deal structure, and the lender’s risk tolerance.
In practice, most hard money lenders fund deals between $250,000 and $5,000,000, while institutional private lenders may exceed $10–20 million for strong assets.
Typical Maximum Hard Money Loan Amounts by Deal Type
1. Residential Fix-and-Flip Loans
- Typical max: $1M – $3M
- Based on After-Repair Value (ARV)
- Common LTV: 65%–75% of ARV
Example (Hawaiʻi):
A Honolulu flip with a $1.6M ARV may support a $1.1M+ hard money loan.
2. Rental / DSCR Bridge Loans
- Typical max: $2M – $5M
- Based on the as-is value and rental income
- Exit via refinance or sale
These loans often bridge investors into long-term DSCR or conventional financing.
3. Commercial & Multifamily Properties
- Typical max: $5M – $20M+
- Strong sponsors and assets can exceed standard caps
- Includes apartments, mixed-use, and retail
4. Land & Development Loans
- Typical max: Highly variable
- Often capped lower due to higher risk
- Strong zoning, permits, and exit plans increase limits
What Determines the Maximum Hard Money Loan Amount?
1. Loan-to-Value (LTV)
Most lenders cap loans at:
- 60%–70% of the as-is value, or
- 65%–75% of ARV (for flips)
Higher leverage = lower max loan.
2. Property Value (Especially in Hawaiʻi)
High-value markets support larger loans.
That’s why private real estate lending in Hawaiʻi often allows significantly higher loan amounts than mainland markets.
3. Exit Strategy
Lenders fund certainty, not hope.
Stronger exits = higher loan caps:
- Sale with strong comps
- Refinance backed by DSCR numbers
- Clear construction timeline
4. Experience of the Borrower
While credit scores matter less, deal history matters more:
- Proven investors unlock higher limits
- New investors may start lower and scale up
5. Lender Capital Stack
Not all hard money lenders are equal:
- Local private lenders → flexible, relationship-driven
- Fund-based lenders → larger checks, stricter rules
Is There a Legal Maximum for Hard Money Loans?
No.
There is no federally mandated maximum hard money loan amount. Limits are entirely lender-specific and property-driven.
This flexibility is why investors use hard money to:
- Win bidding wars
- Close without bank red tape
- Fund deals banks won’t touch
Hard Money vs Private Money: Does the Max Differ?
Yes.
| Loan Type | Typical Maximum |
| Hard Money (Local) | $250K – $3M |
| Private Money | $500K – $10M+ |
| Institutional Private Lending | $20M+ |
Many Hawaiʻi investors start with hard money, then scale into larger private money facilities as deal size grows.
Final Thought: How to Maximize Your Loan Amount
If your goal is to borrow more without slowing down, focus on:
- Clean deal structure
- Conservative exit assumptions
- Local lender relationships
That’s where VA loan guidance and local private lending expertise intersect, understanding how lenders think, not just what they lend.
If you’re evaluating a deal and want to know how much you can actually borrow, you can request a free, no-obligation private loan review.
We’ll look at your property, exit strategy, and timeline to determine the maximum funding amount available, without pressure, sales tactics, or credit dings.
Learn more about private money lending in Hawaiʻi and see what your deal qualifies for.
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At Private Money Hawaii, we are proud to fund commercial properties, multi-family residential, investment residential properties, fix and flip projects, land, and construction in Honolulu and across the Hawaii Islands.
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Private Money Hawaii
Address: 411 Hobron Ln #3912, Honolulu, HI 96815
Call: +1(808) 753-1204
Email: funding@privatemoneyhawaii.com
Looking for a reliable private money lender in Hawaii for your next real estate investment loan?
PRIVATE MONEY HAWAII
Private Money Hawaii
411 Hobron Ln #3912, Honolulu, HI 96815
Phone: (808) 753-1204
Email: funding@privatemoneyhawaii.com
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