Headline rates are not comparable across lenders. This shows what the money actually costs you.
Points and lender fees are usually deducted at closing, which means you pay interest on money you never received. A loan quoted at eleven percent with two points and fees can cost meaningfully more than that annualized — and a lender quoting a lower rate with heavier fees can be the more expensive option. The only fair comparison is total cost measured against the cash actually advanced, over your realistic hold period.
Third-party costs — title, attorney, appraisal, recording, insurance — are paid to other parties and are broadly similar regardless of which lender you choose. They belong in your project budget but not in a lender comparison. What distinguishes lenders is the interest, points, and fees they retain, which is why this calculator separates them.
A professional lender answers all four without hesitation. See how draws affect what you actually pay.
The total cost of the loan — interest, points, and lender fees — expressed as an annualized percentage of the cash actually advanced to you, over the period you hold the loan. It is the only figure that lets you compare lenders whose pricing is structured differently.
On a short hold, usually not. Points are paid up front while the rate saving accrues monthly, so the shorter the hold, the less time there is to recover the cost. Compare total cost over your realistic timeline rather than the rate alone.
They are part of your project budget but not a fair basis for comparing lenders, since title, appraisal, attorney, and recording fees are paid to other parties and vary little between them.
Send the address, the budget, and the timeline — you will get a straight answer, not a maybe.
Submit a ProjectProjected profit, cash needed, and your 70%-rule maximum offer
Ground-up budget, contingency, and cost per finished square foot
Monthly cash flow, DSCR, cash-on-cash return, and cap rate
These interactive calculators are made available to you as self-help tools for your independent use. They are provided for general informational and illustrative purposes only and are not intended to provide financial, legal, tax, or investment advice. All examples are hypothetical. We cannot and do not guarantee their applicability or accuracy in regard to your individual circumstances, and results are estimates only — not a rate quote, a loan offer, an approval, or a commitment to lend. Actual terms, costs, and outcomes vary by borrower, property, and transaction, and all financing is subject to underwriting. We encourage you to seek personalized advice from qualified professionals regarding your project and your finances.