Fixer upper near Burlington, VT. Who is the best hard money lender with good terms in the area?

• Spruce Mortgage - 430 Shelburne Rd, Burlington, VT 05401, United States
• Jay Vallieres, Market Leader at Movement Mortgage, LLC - 68 Randall St S, South Burlington, VT 05403, United States
• North Country Angels - Lake & College Building, 60 Lake St, Burlington, VT 05401, United States
• Mike Conn at NEO Home Loans - 40 Main St Ste 110, Burlington, VT 05401, United States
• Fairway Home Mortgage - 431 Pine St G10, Burlington, VT 05401, United States
• DFI Private Lending - 63 Atlantic Ave, Boston, MA 02110, United States
• Justin Mead - 68 Randall St, South Burlington, VT 05403, United States
• Synergy - 354 Mountain View Dr #200, Colchester, VT 05446, United States
• Vermont Mortgage Company - 135 College St #1, Burlington, VT 05401, United States
• Burlington House Buyers - 233 Van Patten Pkwy, Burlington, VT 05408
• Mansfield Mortgage Professionals - 57 River Rd #1009, Essex Junction, VT 05452, United States

If you’re buying a fixer-upper near Burlington, VT as an investment/flip, I’d shop the lender based on the actual term sheet, not just the advertised rate. I found three particularly interesting options:

My shortlist

1. Cambridge Home Loan — strongest overall terms on paper

• Advertises rates from 7.875%
• Up to 95% LTC
• Up to 90% of purchase + 100% of rehab
• Up to 75% ARV
• Says it can close in as little as 5 days
• Direct lender, operating since 1998, and specifically lists Burlington/South Burlington.

Why I'd call them first: The combination of leverage and advertised starting rate is unusually competitive. If your deal is strong, I'd want them to quote it before accepting a typical 10–12% hard-money deal. 2. Easy Street Capital — potentially very good for a straightforward flip

• Vermont fix-and-flip rates starting at 8.90%
• 0–2 points
• $1,995 document fee
• Typically 10%+ down
• Rehab financing available
• Usually no prepayment penalty
• Can potentially close in 48 hours.

Why I like it: The 0–2 point structure and no-prepay feature could make the total cost better than a lender advertising a lower rate but charging 2–3 points. 3. PML (Private Money Lending) — excellent leverage/flexibility

• Rates from 8.99% for experienced borrowers
• Up to 92.5% LTC
• Up to 100% rehab
• Up to 75% ARV
• 1–2.5 points
• 6–18 month terms
• No prepayment penalty
• $0 application fee
• Advertises Burlington/South Burlington specifically.

Why I'd get a quote: Their published structure is very attractive if you're trying to minimize the amount of cash you have to bring to the project.

What I'd do

I'd send the exact same deal to all three and ask for a written term sheet. For example:

Purchase: $300,000 Rehab: $100,000 ARV: $525,000 Experience: X previous flips Credit: XXX Desired closing: X days Then compare:

• Total cash required at closing
• Interest rate
• Points
• Whether interest is charged on drawn funds or the entire commitment
• Rehab draw schedule
• Draw fees/inspection fees
• Extension fees
• Minimum interest period
• Prepayment penalty
• Origination/document/admin fees
• Maximum LTC and ARV
• Personal guarantee/recourse
• Whether they fund 100% of rehab
• Whether they require interest reserves

That last group can easily make a supposedly "8.9% loan" more expensive than a 10% loan with cleaner terms.

One important distinction: the local Burlington mortgage lenders I found, such as Spruce Mortgage, are primarily conventional/residential mortgage shops—not necessarily what you want for a quick investor acquisition + rehab. Spruce does advertise investment-property financing, but I'd use a true investor/hard-money lender for a typical flip.

If you give me purchase price + estimated rehab + ARV + your credit score + how many flips you've done, I can run the numbers and tell you which lender structure is likely to leave you with the most profit/cash-on-cash return, and what terms I'd negotiate.

Easy Street Capital and Kiavi are among the top-rated national hard money lenders offering competitive fix-and-flip financing for properties in the Burlington, Vermont area.

Because Vermont has a smaller local private lending market, regional investors frequently use reliable national lenders that actively fund statewide in Vermont.

Top Hard Money Lenders for Burlington, VT

Key Tips for Fixer-Uppers in Burlington

• Local Regulations: Burlington has strict energy codes (Residential Building Energy Standards - RBES) and historic preservation rules depending on the neighborhood. Ensure your ARV calculations account for local compliance costs.
• Local Banks vs. Hard Money: If you have strong credit and local ties, regional institutions like Merchants Bank (part of Community National Bank) or Northfield Savings Bank sometimes offer local portfolio or construction-to-permanent loans with lower origination points than traditional hard money.

If you can share your estimated purchase price, rehab budget , and previous flipping experience , I can help you estimate your expected down payment and monthly carrying costs.

When looking for a hard money or private lender for a fixer-upper in the Burlington, VT area, you won't find as many hyper-local brick-and-mortar hard money shops compared to major metro areas. Instead, Burlington investors typically choose between nationwide private lenders with strong state coverage or regional portfolio/commercial lenders who understand the local Chittenden County market.

A breakdown of top options and typical market terms for the Burlington area includes the following:

• • Overview: A prominent nationwide private lender that actively services the entire state of Vermont, including Burlington and Montpelier. They are very friendly to fix-and-flip investors.
  • Typical Terms: Up to 93% Loan-to-Cost (LTC) and 75% After Repair Value (ARV) for fix-and-flip projects. Known for fast scaling and straightforward processing regardless of investor experience.
• • Overview: A large-scale national residential investment lender operating heavily in Vermont. They position themselves as a faster, more structured alternative to traditional high-interest hard money.
  • Typical Terms: Tailored short-term fix-and-flip lines, bridge loans, and rental/DSCR portfolio financing. Good if you want predictable institutional processes rather than a small, boutique lender.
• • Overview: A direct private asset-backed lender providing fast bridge, fix-and-flip, and construction financing across Vermont.
  • Typical Terms: Fast asset-based underwriting focused heavily on the property's potential ARV rather than heavy personal W-2 income verification.

General Averages for the Burlington Market

Data from regional track records for fix-and-flip financing around Burlington typically averages:

• Interest Rates: Range from 10.0% to 14.0% depending on experience and leverage.
• Loan-to-Value (LTV) / LTC: Often capped around 65% to 75% LTV for acquisition, though rehab costs can sometimes be rolled into higher LTC structures.
• Origination Fees: Generally run 2 to 5 points.
• Loan Terms: Short-term notes average 12 to 24 months, structured as interest-only payments.

To help narrow down the ideal financing match, tell me:

• Are you planning to flip and sell quickly or rent/hold the property?
• What is your estimated purchase price and rehab budget?
• How much cash/liquid capital do you have ready for the down payment and reserves?

If you’re looking at a fixer-upper near Burlington, VT, I’d shop the hard-money loan based on total cost + leverage + draw terms, not just the advertised interest rate.

My shortlist

1. privatemoni.com — best-looking terms on paper

• Advertises rates starting at 8.99% for experienced borrowers.
• Up to 92.5% LTC, 90% of purchase, and 100% of rehab.
• 1–2.5 points, 6–18 month terms.
• No prepayment penalty and no application fee.
• Says it actively lends in Burlington, South Burlington and Essex and can close in roughly 5–10 days.

This would be my first quote to get. The important caveat is that the 8.99% rate appears to be for stronger/experienced borrowers, so don't assume you'll get that rate. 2. easystreetcap.com — strong second quote

• Vermont fix-and-flip program.
• Advertises up to 93% LTC / 75% LTV.
• Purchase + rehab financing and 48-hour closings are advertised.
• They lend in Burlington and statewide.

3. cambridgehomeloan.com — worth pricing for high leverage

• Advertises up to 95% LTC, 90% purchase, 100% rehab, and 75% ARV.
• Advertises rates from 7.875% + 1–3 points and closings as fast as five days.
• Direct lender since 1998, according to its site.

For context, published Burlington-area lender data puts typical hard-money pricing around 10.2% interest, 2.3 points, and 68% LTV, while fix-and-flip-specific data is around 10.1% and 72% LTV. HardMoneyHome.com HardMoneyHome.com So the programs above are potentially considerably better than the generic Burlington market—but you need actual term sheets to know what you'll qualify for.

What I'd negotiate

For a good Burlington-area deal, I'd try to get:

• ≤9–10% interest
• ≤2 points
• 90%+ of purchase price
• 100% of rehab
• Interest-only
• 12-month term with at least one extension option
• No prepayment penalty
• Rehab draws within 2–3 business days
• No junk "admin," "wire," or monthly servicing fees
• Interest charged only on funds actually disbursed, if possible
• No minimum-interest requirement if you sell/refi early

The biggest thing is ARV. A lender offering 95% LTC may still cap you at 70–75% of after-repair value, which can dramatically change how much cash you need.

If you give me the purchase price, estimated rehab, ARV, and whether this is a single-family/2–4 unit, I can run the numbers and tell you which lender structure looks best and roughly how much cash you'd need to close.

Finding a dedicated, physical “brick-and-mortar” hard money lender strictly based in Burlington, VT, can be tough because Vermont’s private lending market is largely served by regional New England lenders, specialized national platforms, or mission-driven local funds.

Typical hard money interest rates in Vermont hover around 10% to 11.5% with 2 to 4 points origination fees, and maximum Loan-to-Value (LTV) or Loan-to-After-Repair-Value (ARV) caps around 65%–75%.

Depending on your project scope, experience, and whether you are flipping or holding, several top options fund fixer-uppers in the Burlington area:

• • Best For: Community-focused, lower-income, or affordable housing/multi-family developments.
  • The Terms: Unlike traditional predatory hard money, VCLF is a mission-driven alternative lender based nearby in Montpelier that supports local development and housing projects. They won't offer 5-day flash-cash algorithmic flipping loans, but their terms are far friendlier if your project aligns with community impact or affordable housing.
• • Best For: Speed, fix-and-flips, and high leverage.
  • The Terms: They lend statewide in Vermont (including Burlington) and are well-rated for investor flexibility. They offer fix-and-flip programs up to a high percentage of loan-to-cost (LTC) and bridge financing without requiring heavy personal W-2 income verification.
• • Best For: Experienced investors scaling a portfolio or doing heavy residential rehabs.
  • The Terms: A prominent national private lender active in Vermont. While technically a private lender rather than a small local shop, they often provide smoother, more structured draw schedules for rehabs and transition seamlessly into long-term DSCR rental loans if you decide to keep the property.
• Local Mortgage Brokers (for Renovation-Specific Conventional Loans)
  • If your fixer-upper isn't a rapid "rip-and-flip" and you plan to occupy it (or want significantly better rates than 11% hard money), consider working with downtown brokers like Vermont Mortgage Company or Fairway Home Mortgage in Burlington. They can connect you with specialized owner-occupant renovation products like FHA 203(k) loans or Fannie Mae HomeStyle Renovation mortgages, which roll purchase and repair costs into a single long-term low-rate mortgage.

To help narrow down the best path, tell me:

• Are you planning to flip the house quickly or hold it as a rental / primary residence?
• Roughly how much of your own cash do you plan to put down for the purchase and rehab?

Yes. I looked specifically at fix-and-flip / hard-money financing that serves the Burlington, VT market, rather than ordinary residential mortgage lenders.

My top pick: PML

For a typical Burlington-area fixer-upper, PML currently looks like the strongest combination of leverage, pricing, and borrower-friendly terms based on its published Vermont program:

• Rates from 8.99% for experienced borrowers
• Up to 92.5% LTC
• Up to 90% of purchase price
• 100% of rehab budget for qualifying borrowers
• Up to 75% of ARV
• 1–2.5 points
• 6–18 month terms
• Interest-only
• No prepayment penalty
• No application fee
• Rehab draws reportedly within about 48 hours
• $100K–$5M loan range

That is unusually competitive on paper, particularly the combination of 100% rehab financing + no prepayment penalty + sub-9% starting rate.

Two others I'd get quotes from

Cambridge Home Loan is worth putting head-to-head against PML. It advertises 7.875% starting rates, up to 95% LTC, 90% purchase, 100% rehab and 75% ARV, with 1–3 points and closings as fast as five days. It also lends statewide, including Burlington and South Burlington.

Easy Street Capital advertises Vermont fix-and-flip rates starting at 8.90%, up to 93% LTC / 75% LTV, 0–2 points, and potentially 48-hour funding. It says its minimum credit score for EasyFix is 600 and typically requires at least 10% down.

How I'd rank them

Important: these are advertised starting terms, not guaranteed quotes. Your actual rate will depend heavily on your experience, FICO, purchase price, ARV, rehab budget, property type, and leverage.

For a Burlington fixer-upper, I would get simultaneous term sheets from PML, Cambridge, and Easy Street and negotiate them against one another. The cheapest-looking rate isn't necessarily the cheapest loan—points, draw fees, appraisal fees, extension fees, minimum-interest requirements, and whether interest accrues on undrawn rehab money can make a substantial difference.

If you give me the purchase price, estimated rehab, ARV, your approximate credit score, and whether you've flipped before, I can run the numbers and tell you which lender/loan structure looks best and how much cash you'd need to bring to closing.

If you’re buying a fixer-upper around Burlington, VT and want hard/private money, I’d put Cambridge Home Loan at the top of the list based on the terms they are currently advertising for Vermont.

My shortlist

Cambridge specifically says it lends throughout Burlington, South Burlington, Essex, Colchester, Williston and other Vermont markets. Its advertised Vermont program is unusually aggressive: 95% LTC, 90% of purchase, 100% of rehab and 75% ARV, with 1–3 points and rates starting at 7.875%.

Clout is interesting because it publishes fairly detailed terms and explicitly lends in Vermont. For fix-and-flip it offers up to 90% of purchase plus 100% of renovation, capped at 70% ARV; it also accepts first-time investors.

DFI is the one I'd call if your project is larger, unusual, commercial, construction-heavy, or needs creative structuring. It is a New England private lender with Vermont coverage and says it can structure loans from $200K to $10M, with terms from one month to five years.

What I'd do

Don't pick solely on the headline rate. For a fixer, I'd get three written term sheets on the exact property and compare:

• Purchase-price advance
• Rehab advance
• ARV cap
• Interest rate
• Points
• Minimum interest/interest reserve
• Draw fees and inspection fees
• Extension fees
• Prepayment penalty
• Whether interest is charged on undrawn rehab funds
• Appraisal requirement
• Closing/title/attorney fees
• Personal guarantee requirements
• Whether they fund 100% of rehab as draws or require you to front some of it

My first call would be Cambridge, second Clout, and third DFI. If your deal is a straightforward $200K–$600K single-family flip, Cambridge/Clout are particularly worth comparing. If it's a bigger project, I'd put DFI into the mix.

If you give me the purchase price, estimated rehab, ARV, and whether you're planning to flip or refinance/hold, I can run the numbers and tell you which lender/term structure is likely to leave you with the most cash and best ROI.

Finding a reliable hard money lender for a fixer-upper in the Burlington, VT area can be challenging because Vermont has a smaller pool of dedicated local private lenders compared to major metro areas. Most active lenders in the Green Mountain State are regional (New England-based) or national fix-and-flip lenders that service the Burlington market.

Typical terms for hard money in Vermont average around 10.4% to 11.5% interest rates, 2% to 3.5% origination points, and loan-to-value (LTV) limits around 70% to 75% of the After Repair Value (ARV).

Top hard money and private lending options that fund projects in and around Burlington include:

• Easy Street Capital (EasyFix Program ): A prominent national lender with active statewide coverage in Vermont, including Burlington. They offer competitive fix-and-flip financing up to 93% of the Loan-to-Cost (LTC) and 75% LTV, with minimum credit score requirements starting around a 600 FICO and fast closing capabilities.
• Green Knight Funding : Based nearby in Salem, Massachusetts, this regional private lender covers the entire New England region including Vermont. They specialize in short-term bridge, rehab, and fix-and-flip financing with a closer understanding of the New England housing stock and regional market nuances.
• OfferMarket : Operates an efficient private lending and rate-shopping platform serving real estate investors in Vermont. They structure asset-backed hard money loans specifically for 1-4 unit residential rehabilitations, making it seamless to transition a short-term rehab loan into a long-term DSCR rental loan if you decide to keep the property.
• Yieldi : A direct private asset-backed lender providing fast bridge, fix-and-flip, and commercial real estate acquisition capital across Vermont. They focus on streamlined, minimal-red-tape underwriting to help investors lock down competitive properties quickly.
• Local/Regional Portfolio Lenders & Private Brokers : Because Vermont relies heavily on local relationships, utilizing a matching service or broker platform like Lendersa or Private Lender Link can help connect your specific project details directly with regional high-net-worth private investors or local credit unions who understand Chittenden County values better than out-of-state algorithms.

To help narrow down the best specific lender or loan structure for your project, tell me:

• What is the purchase price and estimated rehab cost?
• What is your experience level (number of previous flips)?
• Do you plan to flip and sell or hold as a rental?

If you’re buying a fixer-upper near Burlington, VT as an investment/flip, I’d focus on lenders that actually publish investor terms rather than ordinary mortgage brokers.

My shortlist

1. CambridgeHomeLoan — strongest Vermont-specific option

• Advertises up to 95% LTC
• Up to 90% of purchase + 100% of rehab
• Up to 75% ARV
• Rates advertised from 7.875%, generally 1–3 points
• Interest-only options and funding in as little as 5 days
• Explicitly lends throughout Vermont, including Burlington/South Burlington.

This is probably the first lender I'd call for a Burlington-area flip because the leverage and advertised pricing are unusually competitive.

2. TMD Capital — worth getting a competing quote TMD is in the broader New England market and specifically handles fix-and-flip, bridge and investor financing. Its local-business profile indicates an established rehab-draw/servicing process, which matters a lot on a fixer.

3. Kiavi — good benchmark for the market Kiavi advertises rates as low as 7.75%, up to 100% of purchase price, 100% of rehab, and up to 80% ARV, with 12/18/24-month terms. www.kiavi.com
I'd use their quote as a benchmark even if you ultimately choose a more local/private lender.

One important wrinkle

A number of national hard-money lenders exclude Vermont, so don't assume a lender serving New England will fund a Burlington property. For example, Quick Real Estate Funding explicitly excludes VT, and Bluestone also lists Vermont among its exclusions.

What I'd negotiate

For a good Burlington-area deal, I'd try to get:

Don't judge the loan by rate alone. A lender charging 8.5% with 3 points, expensive draws, a prepayment penalty and a nasty extension fee can be worse than a 9.5% loan with 1 point and no penalty.

My move: send the same deal package to CambridgeHomeLoan, Kiavi, and one additional private lender and make them compete. Ask each for a written term sheet showing rate, points, max loan, rehab funding, draw fees, appraisal fees, prepayment penalty, extension fee, minimum interest, and closing timeline.

If you give me the purchase price, estimated rehab, ARV, your credit score, and whether you've flipped houses before, I can run the deal and tell you what terms you should realistically demand and which lender is likely to be cheapest.

When looking for a hard money lender for a fixer-upper in the Burlington, VT area, there isn't a single dominant "local storefront" hard money institution physically based right in downtown Burlington. Instead, Vermont real estate investors typically utilize a mix of reputable regional private lenders, tech-enabled national direct lenders who actively fund in Chittenden County, or local mortgage brokers who can bridge private capital.

Current typical private money terms in Vermont hover around 10.5% - 11.5% interest rates, with 2% - 4% origination points and average Loan-to-Value (LTV) limits around 60% - 75% depending on the After Repair Value (ARV).

Top choices and categories of hard money lenders servicing the Burlington area include:

• Easy Street Capital
  • Best For: Fix-and-flip and bridge financing with high leverage.
  • Terms/Highlights: They lend statewide in Vermont (including Burlington) and offer up to 93% Loan-to-Cost (LTC) and 75% LTV for fix-and-flips, with minimum credit requirements starting around a 600 FICO score.
• Kiavi
  • Best For: Speed, transparency, and a tech-driven platform.
  • Terms/Highlights: Frequently ranked among the top national fix-and-flip lenders, they provide automated term sheets and fast funding for residential investment properties, specializing in streamlined rehab loans if you have prior experience.
• RCN Capital
  • Best For: Competitive institutional rates and reliable multi-family or single-family rehab loans.
  • Terms/Highlights: Known for accommodating experienced real estate investors with scalable short-term bridge and flip financing across competitive regional markets like Vermont.
• Local Mortgage Brokers (e.g., Vermont Mortgage Company or Spruce Mortgage in Burlington)
  • Best For: Connecting with regional portfolio lenders or private high-net-worth local balance-sheet money.
  • Terms/Highlights: While traditional brokers deal primarily in conventional or DSCR loans, local mortgage professionals often maintain a rolodex of local private money syndicators who can write creative, asset-backed loans faster or with more localized knowledge of Burlington's unique historic zoning and aging housing stock than a national algorithm.

To help narrow down the best specific fit, tell me:

• Are you planning to fix and flip or fix and hold (rent out)?
• Do you already have an estimated purchase price and rehab budget lined up?