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San Pablo sits in Contra Costa County where the median household income of $125,727 supports homes in the $800,000 to $1,100,000 range. Hard money lenders focus on property value and equity, not income verification or credit scores.
The county's $155 million East County Service Center project signals infrastructure investment that supports long-term property values. Hard money borrowers typically put down 25% to 40% and pay rates that reflect the lender's risk.
7–14 days
Typical Closing Time
25–40%
Down Payment Range
580
Minimum FICO
8–15% APR
Interest Rate Range
3–5 days
Underwriting Timeline
Hard Money Loans in San Pablo
Hard money lenders in California care about the property, not your credit score or employment history. Most require a minimum FICO of 580, but some go lower if equity is strong.
San Pablo buyers using hard money typically fall into three buckets: fix-and-flip investors, bridge financing between sales, or borrowers with damaged credit rebuilding after foreclosure.
Local decision guide
Use this guide to connect hard money loans eligibility, lender expectations, and local market factors before comparing payment options in San Pablo.
San Pablo sits in Contra Costa County where the median household income of $125,727 supports homes in the $800,000 to $1,100,000 range. Hard money lenders focus on property value and equity, not income verification or credit scores.
The county's $155 million East County Service Center project signals infrastructure investment that supports long-term property values. Hard money borrowers typically put down 25% to 40% and pay rates that reflect the lender's risk.
Hard money lenders in California care about the property, not your credit score or employment history. Most require a minimum FICO of 580, but some go lower if equity is strong.
Hard money lenders in California operate outside the traditional banking system. They're private investors, hedge funds, or small lending groups who fund based on collateral, not credit. Underwriting takes 3 to 5 days.
Rates and points vary widely depending on loan-to-value, property condition, and exit strategy. A fix-and-flip with clear plans to sell in 12 months costs less than a bridge loan where the exit is uncertain.
Hard money makes sense in San Pablo for investors flipping properties or buyers with credit damage who can't qualify for conventional loans. The speed is real — you close in two weeks, not two months.
It doesn't make sense if you're a W-2 employee with decent credit and a 20% down payment. Conventional financing at the conforming limit of $1,249,125 costs half as much. Hard money is a tool for a specific problem, not a shortcut for everyone.
Conventional loans in San Pablo run 30-year terms, require 620+ FICO, and close in 30 to 45 days. Hard money closes in 7 to 14 days but costs 4 to 8 percentage points more in rate and requires 25% to 40% down.
Pick conventional if you have stable income and decent credit. Pick hard money if you need cash fast or your credit is too damaged for traditional lenders. The speed premium is real, but so is the cost.
Contra Costa County broke ground on the $155 million East County Service Center in Brentwood, signaling regional growth and infrastructure investment.
Richmond parks are getting multi-million dollar upgrades including new soccer fields and modern restrooms. These county-level improvements attract families and renters, which supports rental income for buy-and-hold investors.
Most hard money lenders accept FICO scores as low as 580, and some go lower if the property equity is strong. Credit score is not the primary factor — the property's value and your exit plan matter more.
Hard money closings typically happen in 7 to 14 days. Underwriting takes 3 to 5 days, appraisal 2 to 3 days, and closing another 2 to 3 days. Conventional loans take 30 to 45 days.
Hard money lenders require 25% to 40% down, depending on the property condition and your exit strategy. Fix-and-flip projects with clear rehab plans may qualify at 25%. Bridge loans or distressed properties may require 35% to 40%.
Hard money rates in California range from 8% to 15% APR, plus 2 to 4 points upfront. The exact rate depends on loan-to-value, property condition, and how long you plan to hold the loan.
Hard money is designed for investors and borrowers with credit damage, not primary residence buyers. If you have stable income and a 620+ credit score, conventional financing costs half as much and offers 30-year terms.