Builder Spec Home
Construction Financing
Our program provides up to 85% Loan-to-Cost (LTC), covering up to
75% of the lot purchase and 100% of vertical construction costs for 1-4 unit residential projects.
Builder-Focused Construction Lending Platform
HardMoneyMan.com LLC is a direct private construction lender specializing in ground-up spec home financing for builders and developers.
Our focus is real estate collateral, construction execution, and funding speed — not tax returns, W2s, or bank underwriting.
🚀 Rapid Vertical Funding
Our in-house draw team ensures construction funds are wired within 48–72 hours of inspection, keeping builds on schedule without capital delays.
🛠️ Flexible Draw Schedules
We customize draw schedules based on your build cycle, subcontractor timing, and project scope to eliminate bottlenecks in construction funding.
Ken has been funding construction and investment deals since 1998, closing more than 25,000 loans in that time. But he's not underwriting your build from behind a desk — he's a builder himself, having personally rebuilt homes on Long Beach Island after Hurricane Sandy. He knows what a draw schedule actually needs to look like, why subcontractors need to get paid on time, and where projects really stall.
That's the difference when you call HardMoneyMan.com — you're talking to a lender who's stood on the job site, not just reviewed the plans.
The 24-Hour Construction Funding Cycle
We don’t slow down construction with legacy banking delays. Our builder portal and Snap App inspection system eliminate traditional draw bottlenecks, keeping crews funded and projects moving.
Digital Builder Portal
Submit budgets pre-closing, manage draws, and track funding in a centralized portal designed specifically for active construction projects.
Snap App Inspections
Builders submit verified site progress photos directly—reducing dependency on third-party inspectors and accelerating draw approvals.
24-Hour Draw Funding
Draw requests submitted before 12 PM EST are reviewed same-day, with approved funds typically wired within 24 hours.
Why Builders Switch To HardMoneyMan.com
| Feature | HardMoneyMan Process | Traditional Banks |
|---|---|---|
| Inspection Method | Snap App Digital Verification | Third-Party Inspector Delays |
| Funding Speed | Typically Under 24 Hours | 7–10 Business Days |
| Communication | Real-Time Builder Portal | Email Chains & Paper Processing |
Using Lot Equity as Down Payment
Turn your construction lot into leverage—builders may qualify for up to 75% of the lot’s value toward the loan, boosting total loan-to-cost (LTC) up to 85%. Permitted lots and accurate valuations increase your loan approval odds and reduce out-of-pocket costs.
How are Hard Money New Construction Loans and Spec Home Construction Loans Different?
Spec construction loans finance a builder-owned project built for resale, while hard money new construction loans are typically more flexible and can be used across a broader range of borrower situations — often at higher rates and points, and are commonly used when traditional lenders decline due to complexity or credit issues.
Hard money new construction loans are similar to spec construction loans in that they are both short-term and involve a high degree of risk for the lender. Hard money new construction loans, however, provide even more flexibility than spec loans and often come with higher interest rates and points. These types of loans can be used when traditional lenders won’t finance a project due to complexity or borrower credit issues.
In either case, both spec construction loans and hard money new construction loans require detailed plans and cost estimates. Working with an experienced lender familiar with high-risk construction projects is crucial. With careful planning, these loans can help builders get projects off the ground quickly without overextending financially.
Builder Submission Requirements
We finance ground-up stick-built construction projects based on project viability, builder experience, and asset strength — not personal income, tax returns, or traditional bank underwriting criteria.
1. Builder Experience Verification
All spec construction financing requires demonstrated builder experience, verified through prior completed ground-up residential projects.
Minimum Requirement:
At least one completed stick-built new construction project within the last 36 months.
2. Required Submission Package
- 🆔 Borrower Info: Contact details + identification
- 🏢 Entity Docs: LLC, Corporation, or Trust documentation
- 📐 Plans: Full architectural construction drawings
- 📜 Permits: Approved permits or architect-certified “as-of-right” build confirmation
No Personal Income Underwriting
We do not require tax returns or bank statements. Credit and experience are the basis for approval.
Decisions are made using project feasibility, builder experience, and collateral value.
Recently Funded Spec Construction Deals
Real builder deals, funded from lot acquisition through completion — from single-lot spec homes to multi-lot subdivisions.
Repeat Builder, Single-Lot Spec Home
An experienced, licensed builder and repeat borrower financed the lot and vertical construction, then refinanced into a 30-year DSCR rental loan just 9 months after closing — turning a short-term build into a long-term hold.
5-Lot Subdivision, Financed as a Portfolio
A licensed builder purchased 5 acres, subdivided it into 5 individual lots, and we financed all 5 spec builds — at our full 85% max LTC on every lot. Figures below are per lot; across all 5, that's $1.21M in total loans funding $1.73M in completed value.
4-Unit Attached Spec Build
An experienced builder took on a larger project — a 4-unit side-by-side attached building — and financed construction from the ground up. Once complete, the property sold to an investor who now holds it as a rental.
Jersey Shore Repeat Builder, Twin Lots
A builder with more than 25 completed builds at the Jersey Shore in the last 4 years brought us two side-by-side lots, financed identically at our full 85% max LTC. Combined, that's $969,000 in loans funding $1.43M in completed value.
Spec Home Construction Loans & Builder Financing
Quick Funding for New Builds, Texas to the East Coast
At HardMoneyMan.com LLC, we specialize in spec home construction loans designed for builders seeking quick, flexible funding. Whether you're building a single residential home or a small portfolio of properties, our new construction loan programs offer unmatched speed and simplicity.
Why Builders Choose Our Spec Home Financing
Up to 85% Loan-to-Cost
Based on your total project budget — including land value.
Up to 70% Loan-to-ARV
Maximize your return with smart, after-repair-value financing.
12–24 Month Terms
Flexible timelines built for ground-up new construction.
Interest-Only Payments
Pay interest only on drawn funds — no upfront burden.
Same-Day Draws via Snap App
Submit draws before noon ET and receive funds the same day.
1–4 Unit Residential Projects
Ideal for spec homes, small developments, or infill lots.
Frequently Asked Questions
What is a spec home construction loan?
A spec home construction loan is a short-term loan used by builders to finance ground-up residential construction without a pre-sold buyer. Approval is based on the builder’s experience, project viability, and loan-to-cost (LTC) rather than traditional income documentation.
How much do you finance on spec construction deals?
We fund up to 85% Loan-to-Cost (LTC), including up to 75% of the land purchase and 100% of vertical construction costs, depending on builder experience and deal strength.
How fast can a construction loan close?
Most spec construction loans close within 8 to 10 business days, assuming plans, permits, and builder experience are verified upfront.
Do you fund rural spec construction projects?
No. We only fund projects in major metro and strong suburban markets where resale demand supports spec construction.
What is a “stick-built” construction requirement?
Stick-built means traditional on-site framing. We do not fund modular, manufactured, or mobile homes. All projects must be built on a permanent foundation using standard residential construction methods.
What credit score is required for a construction loan?
Most approvals require a 680+ FICO. Builders with scores down to 660 may still qualify with additional reserves or deal strength.
How are construction draws handled?
Builders submit draw requests through our digital portal using site photos or inspections. Funds are typically wired within 24–72 hours, significantly faster than traditional bank draw processes.
How is the interest reserve handled?
For builders in the 660–680 FICO range, an interest reserve may be held at closing to ensure payments remain current during construction.
Do you require income verification or tax returns?
No. We do not require tax returns or income verification. Approval is based on builder experience, project feasibility, and equity structure.