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Pinole sits in Contra Costa County where the median household income of $125,727 supports homes in the $800K to $1.1M range. Hard money lenders focus on property value and equity, not income verification or employment history.
Hard money rates run higher than bank mortgages because lenders assume more risk on non-standard properties. You'll pay 8-12% interest plus 2-4 points upfront.
8–12% + 2–4 points
Typical Hard Money Rate
7–14 days
Average Close Time
20–30% of ARV
Minimum Down Payment
580 FICO
Minimum Credit Score
$800K–$1.1M
Pinole Typical Home Price
Hard Money Loans in Pinole
Hard money lenders in California care about the property first, the borrower second. Credit scores below 600 don't disqualify you. Down payment starts at 20-30% of the property's after-repair value (ARV), not purchase price.
Pinole properties in the $800K range need $160K-$240K down on a hard money loan. Lenders verify the property's condition and repair costs, then lend against the finished value.
Local decision guide
Use this guide to connect hard money loans eligibility, lender expectations, and local market factors before comparing payment options in Pinole.
Pinole sits in Contra Costa County where the median household income of $125,727 supports homes in the $800K to $1.1M range. Hard money lenders focus on property value and equity, not income verification or employment history.
Hard money rates run higher than bank mortgages because lenders assume more risk on non-standard properties. You'll pay 8-12% interest plus 2-4 points upfront.
Hard money lenders in California care about the property first, the borrower second. Credit scores below 600 don't disqualify you. Down payment starts at 20-30% of the property's after-repair value (ARV), not purchase price.
Hard money lending in California splits between private lenders (individuals, hedge funds, REITs) and institutional hard money shops. Private lenders move fastest but charge higher rates.
Most hard money deals close in 7-14 days because there's no appraisal, no employment verification, and no loan committee. Lenders fund based on a broker's valuation and the property's equity. Rates vary by lender, property type, and loan-to-value.
Hard money makes sense in Pinole for fixer-uppers or fast closes. It also fits borrowers whose credit or income banks won't touch.
Hard money doesn't make sense if you can qualify for a conventional loan. Bank rates run 2-4% lower and you'll keep the property long-term. Hard money is a bridge — use it to buy, renovate, and refinance into a permanent loan within 12-24 months.
Conventional loans in Pinole require 20% down, 620+ FICO, and 30-45 day underwriting. Hard money requires 20-30% down, accepts 580 FICO, and closes in 7-14 days.
FHA loans let you put 3.5% down but carry lifetime mortgage insurance and require a full appraisal. Hard money skips the insurance but costs more upfront in points. Pick conventional if you can qualify and have time.
Contra Costa County is investing in infrastructure. The East County Service Center construction launch in Brentwood signals long-term county commitment to the region.
Richmond parks are getting multi-million dollar upgrades including new soccer fields and restrooms. Families moving to the area will push demand for homes in Pinole.
Hard money lenders accept credit scores as low as 580 FICO. Some lenders go lower if the property equity is strong. Your credit matters less than the property's value and your down payment. Call with your score and property details for a real quote.
Hard money lenders typically require 20-30% down on the property's after-repair value (ARV). On an $800K Pinole fixer-upper, that's $160K-$240K. The exact amount depends on the property's condition and the lender's risk assessment.
Hard money loans close in 7-14 days. No appraisal, no employment verification, no loan committee. Lenders fund based on the property's equity and a broker's valuation. Speed is the main advantage over conventional loans.
Yes. Hard money lenders fund based on the property's after-repair value (ARV), not the purchase price. You borrow against what the house will be worth after renovation. Most borrowers refinance into a conventional loan once the work is done.
If you can't refinance, the lender will extend the loan (usually 6-12 months) at a higher rate, or you sell the property. Hard money is meant as a bridge, not permanent financing. Plan your exit before you borrow.