Hard MoneyFacts Get matched with lenders

Free, and we are not a lender

Send us your term sheet

Paste the terms you have been quoted and we will tell you what they actually cost — and, if you want it, an introduction to lenders who work on this kind of deal. No credit pull, no application.

What you get back

  • The true annualised cost of the financing, computed against the money you actually have the use of — not the quoted rate.
  • The complete fee stack, including the items that are usually quoted as an afterthought or not at all.
  • Which clauses are standard and which are not, and specifically what to push back on and in what order.
  • Your break-even resale price, and how much headroom that leaves against your ARV.
  • A second opinion on the exit, if you are relying on a refinance.

How we get paid, before you send anything

Hard Money Facts is a lead generation service. We are not a lender, we make no credit decisions, and we do not underwrite or approve anything. What we do is read your terms, tell you what they cost, and — if you want it — introduce you to lending partners who work on your deal type. We may be paid for that introduction, which means we have a financial interest in you taking a loan.

You should factor that in when you read anything we tell you. Our answer to it is simple and testable: if the numbers do not work, we say so, and we have written that commitment down on the disclosure page along with exactly which parts of this site are walled off from any commercial relationship. Hold us to it.

You can also just not send anything. Every calculator and every guide here works without giving us your details, with no email gate, and that is deliberate.

This is not legal or financial advice, and it is not a substitute for having a real estate attorney in the property's state read your documents before you sign.

Prefer to do it yourself

Entirely reasonable, and everything we use is on this site. Start with how to read a term sheet, then run the numbers through the true-cost calculator. The calculator has no email gate and nothing you type leaves your browser.

Free | No credit pull | We are not a lender

Send us your term sheet. We will tell you what it actually costs.

Paste the terms you have been quoted - or just describe the deal - and we will email back the true annualised cost, the fees that are easy to miss, the clauses worth pushing back on, and the resale price at which you break even. A person reads every submission.

  • The true annualised cost of the money, not the headline rate
  • Every fee in the stack, including the ones quoted as an afterthought
  • Which clauses are standard and which ones you should push back on
  • The resale price at which this deal makes you nothing
  • An introduction to lenders who work on this deal type, if you want one
  • No hard credit pull, no application, nothing filed anywhere

How we get paid: we are not a lender and we make no credit decisions. We may pass your details to lending partners and be paid for the introduction, so we have an interest in you borrowing. Knowing that, here is the deal: if the numbers do not work, we will still say so. A referral we talk you out of is worth less to us than being the one place in this market that told you the truth. Full disclosure.

Step 1 of 2 The deal Six clicks. No contact details yet.

Step 2 of 2 The terms So we can send the numbers back to you.

Copy and paste is fine. Redact anything you would rather not send.

Typical turnaround is one business day. Your details go to us and to lending partners matched to your deal — never to a bulk lead exchange, and never resold on.