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San Bruno sits between San Francisco and Silicon Valley, making it a competitive flip market. Investors target single-family homes near transit and tech employment hubs.
Hard money works here when you need speed or the property needs too much work for conventional financing. We see fix-and-flip buyers close in 7-14 days versus 45+ for traditional loans.
San Mateo County's high property values mean loan amounts often hit $1-3 million. Not every hard money lender can fund that range efficiently.
Hard Money Loans in San Bruno
Hard money lenders care about the property, not your W-2. They fund based on after-repair value minus renovation costs.
Expect 65-75% loan-to-value on purchase price or ARV. Your credit matters less than your exit strategy and project timeline.
Most lenders require proof of renovation budget and contractor bids. They want to see you've done deals before or have a credible partner.
Local decision guide
Use this guide to connect hard money loans eligibility, lender expectations, and local market factors before comparing payment options in San Bruno.
San Bruno sits between San Francisco and Silicon Valley, making it a competitive flip market. Investors target single-family homes near transit and tech employment hubs.
Hard money works here when you need speed or the property needs too much work for conventional financing. We see fix-and-flip buyers close in 7-14 days versus 45+ for traditional loans.
San Mateo County's high property values mean loan amounts often hit $1-3 million. Not every hard money lender can fund that range efficiently.
We work with lenders who specialize in Bay Area investment properties. Some focus on quick flips, others fund ground-up construction.
Rates run 9-13% with 2-4 points upfront as of February 2026. Terms usually span 6-24 months depending on project complexity.
Local lenders understand San Bruno's market better than national funds. They move faster on appraisals and know which neighborhoods pencil out.
Hard money makes sense when profit margins exceed the cost of capital. If your San Bruno flip clears $150K after costs, paying $30K in financing is acceptable.
I see inexperienced investors underestimate renovation timelines. Budget for 3-6 months longer than your contractor promises or you'll pay extension fees.
Some borrowers now use verified crypto holdings to strengthen reserve requirements. This works for lenders comfortable with digital asset verification.
Bridge loans offer lower rates but take longer to close. Hard money wins when the seller wants a 10-day close or the property is uninhabitable.
DSCR loans work for rental holds but won't fund heavy renovations. Construction loans provide draw schedules but require more documentation than hard money.
Hard money costs more but gives you flexibility. You're paying for speed and the ability to close on distressed properties.
San Bruno's permit process moves faster than San Francisco but slower than South Bay cities. Factor 2-4 months for major renovation approvals.
Properties near Caltrain and BART stations command premium rents and resale values. Lenders view these locations as lower risk.
San Mateo County has strict building codes. Your hard money lender will want a contractor familiar with local requirements or you'll blow your timeline.
Most closings happen in 7-14 days once you have signed purchase contract and renovation budget. We can move faster if the deal requires it.
Most lenders want 600+ but focus primarily on the property's value and your exit plan. Poor credit costs more but rarely disqualifies you.
Yes, but only short-term while renovating. Once stabilized, refinance into a DSCR or conventional loan to lower your rate.
You'll pay extension fees, typically 0.5-1% per month. Budget extra time upfront or these fees will kill your profit margin.
Some do, but they require more experience and larger reserves. Construction loans often provide better terms for new builds.