Durham Hard Money Lender

Durham Hard Money Lender

In the Durham real estate market, grabbing properties before your competition is essential for making the best deals. Although real estate investors sometimes go the traditional route and seek bank loans, the process is anything but speedy.

When time is of the essence, waiting for the lengthy process of getting approval is not an option for most investors. Durham hard money lenders specialize in providing hard money loans which provide quick funds to investors. These loans are for a non owner occupied property or in some cases for business purpose loans.

Durham Hard Money Lender FAQ’S

Below are some of the most frequently asked questions we get regarding hard money loans and lenders in Durham.

What Do Durham Hard Money Lenders Specialize in?

Durham hard money lenders specialize in providing short-term, creative financing for real estate investors. If you seek a conventional lender to purchase an investment property, your loan request will be based on the property’s value and your assets. Your credit score, job, and finances will be scrutinized intensely.  Hard money lenders base their final loan decisions on the after-repair value. The ARV represents the potential value of a property after all repairs have been accomplished.

What are the Benefits of Durham Hard Money Loans?

Durham hard money loans offer advantages that traditional banks cannot. Lenders like Acamnet Financial offer a higher level of flexibility than banks.  When qualifying for this type of loan, lenders do not delve too deeply into the finances of real estate investors. In most cases, simply present the property and your plans, which saves you the hassle of gathering countless financial documents.

Do Durham Hard Money Lenders Look at my Credit Score?

One of the greatest benefits of working with Durham hard money lenders is the lack of credit score requirements. One of the first things a bank does is check your credit score.  You can get approved for a hard money loan in Durham even if you have bad credit or poor credit, bankruptcies, and foreclosures in the past. Durham Hard money lenders primarily care about the property you are purchasing.

What is the Interest Rate & Points for Hard Money Loans in Durham?

Interest rates for hard money loans in Durham are typically higher than traditional bank loans (conventional loans) because of the greater risk lenders must take on when approving loans. When searching for a hard money lender near me in Durham, you will find average interest rate is between 8%-15%.  You should also be aware that lenders sometimes charge points that are meant to offset their administrative costs. Each point represents 1% of the total loan amount.  The average points lenders charge is between 1 to 3. Some lenders may charge up to 10 points. These points are due upfront or at closing, depending on the lender.

What Should I Look for in a Durham Hard Money Lender?

There are many benefits to working with a Durham hard money lender.  You just need to make sure you are working with the right lender.  You can rely on Acamnet Financial Group when you need us most.  We offer reliability, consistency, experience, and support.  As a real estate investor, you know the importance of grabbing the best property deals when they become available.

How can Hard Money Lenders in Durham Help Me?

Whether you are new to real estate and real estate projects or an old pro, you know having the capital to purchase real estate is essential. Without funds, you will miss out on real estate transactions.  When you partner with hard money lenders in Durham, you will quickly get the money you need without jumping through the hoops of traditional bank lenders.

How do I get a Hard Money Loan in Durham?

When you want a hard money loan in Durham, begin by preparing the property information. Location, size, purchase price, after repair value, repair costs, etc.  In most cases, the financing will be based on these numbers.  Then, apply for a hard money loan in Durham using this information and supply some financial information.  Then, an appraisal will be ordered to assess the loan-to-value ratio, which will influence the loan amount.

How do I Refinance a Durham Hard Money Loan?

Refinance a Durham hard money loan will involve moving from a high interest, short term loan to a longer term, usually lower interest rate loan. Typically a conventional type of loan.  When refinancing a Durham hard money loan you will find it will have a more stringent set of guidelines.  You will need to have sufficient credit and income qualifications.  As the lending landscaping and regulations constantly change, you want to consult a knowledgeable conventional loan expert.

Here’s other cites we can help with in North Carolina: North Carolina hard money loans

Current Real Estate Trends In Durham (2024)

Durham, North Carolina has seen a vibrant real estate market in the past few years, featuring rising home prices and high demand. The median listing house price in Durham is now $430,000, with a price per square foot of $240. This signals a seller’s market, as the sale-to-list price ratio is 100%, suggesting there are more purchasers than houses.

The average days on market is 42, which has experienced a slight bump since last month but is still lower than the earlier year. Despite a slight dip in home worths from the past year, the average house value in Durham is currently $395,610.

Looking ahead, the market forecast indicates promising signs, with a projected median sales price of $399,167 and a median list price of $411,567 in the upcoming year. In the long run, the forecast predicts a median home price of $395,739 in five years.

All these trends suggest investing in real estate in Durham could lead to beneficial returns.

Market Highlights

The real estate market in Durham, NC is booming, with demand outpacing the available housing inventory. This has caused median home prices to rise and competition to heat up for buyers.

The median listing home price in Durham is currently $430K, with a price per square foot of $240. This demonstrates the high demand for homes and the advantage that sellers have in negotiations.

With limited housing available and prices continuing to rise, buyers need to act quickly and make competitive offers to secure their desired property.

Price Trends

Durham City has seen a continuous rise in home prices, with a remarkable 134.016% increase between October 2022 and October 2023, showing a strong and bullish real estate market.

The current market in Durham City can be summed up as follows:

– Median home prices have gone up substantially, demonstrating the attractiveness of the real estate market in Durham.

– The surge in home prices reflects the high demand for properties in the region, creating a seller’s market.

– Reduced inventory and a growing number of buyers have added to the increase in prices.

It is essential to look at the future outlook for the Durham City real estate market with this upward price trend.


The housing market in Durham City has been on an upward trend in recent years, with the median home price currently at $314,213. Analyzing historical data and market factors, it appears that this upward trend is likely to continue in the coming years.

Predicted median home listing prices for the next five years indicate that the average home price will reach $331,507 in one year, $395,739 in eight years, and $455,966 by 2033. This indicates that investing in real estate in Durham City is a sound decision and could be a profitable venture.

As of now, there is no indication that real estate prices in Durham City will decrease and all signs point to continued growth. This suggests that now is a great time to invest in the Durham City real estate market, as it is expected to remain a profitable area.



All About Durham

Durham is a vibrant city situated in the east-central area of the Piedmont region. This city is located near the scenic Eno River and covers an area of 116.19 square miles with an elevation of 404 feet.

Part of the Durham-Chapel Hill, NC Metropolitan Statistical Area and the larger Raleigh-Durham-Cary, NC Combined Statistical Area, Durham is a bustling hub of activity.

This region is referred to as the Research Triangle, and is renowned for its renowned educational institutions such as Duke University and North Carolina Central University.

Durham has a rich history, beginning with its booming tobacco industry following the Civil War. This growth turned Durham into a thriving educational, medical, and research center.

From cultural landmarks like Duke Chapel to the modern Research Triangle Park, Durham has something for everyone.

Location and Geography

Now that you know all about Durham, let’s take a closer look at its location and geography.

Durham is situated in the east-central part of the Piedmont region in North Carolina. It is situated along the Eno River and covers an area of 116.19 square miles. The city’s altitude is 404 feet, which provides views of the surrounding landscape.

Durham’s geographical position has a significant impact on its growth and development. Its nearness to the Research Triangle area, which consists of Raleigh and Chapel Hill, has made it a hub for education, research, and innovation. The city is part of the Durham-Chapel Hill, NC Metropolitan Statistical Area, which had a population of 649,903 in 2020. Additionally, it is included in the larger Raleigh-Durham-Cary, NC Combined Statistical Area, with a population of 2,043,867 in 2020.

The location of Durham has been affected by its historical tie to the railroad industry. In 1849, a North Carolina Railroad depot was established, which improved the city’s accessibility and connectivity.

As we move on to the next section about the metropolitan area, Durham’s location and geography have been influential in its development into a thriving and vibrant city.

Metropolitan Area

Situated in the east-central part of the Piedmont region, Durham is a vibrant city that is part of the thriving Durham-Chapel Hill, NC Metropolitan Statistical Area. With a population of 649,903 in 2020, the metropolitan area is a bustling center of activity and opportunities.

The city’s close proximity to Chapel Hill and its universities, including Duke University and North Carolina Central University, makes it an attractive destination for higher education. The area’s strong economy and various industries also draw in businesses and professionals.

The Durham-Chapel Hill Metropolitan Statistical Area is also part of the larger Raleigh-Durham-Cary, NC Combined Statistical Area, which had a population of 2,043,867 in 2020. This area, known as the Research Triangle, is a significant hub for innovation, research, and advances in technology. Numerous research institutions, including the world-renowned Research Triangle Park, promote collaboration and economic growth.

The city of Durham has a long and influential history. Before the establishment of the area, it was inhabited by various Native American tribes. It went on to become a major tobacco hub, which had a major impact on the growth and development of the region.

History – Pre-establishment

Prior to its incorporation, the land now known as Durham housed Native American tribes that had established settlements and trading routes. These tribes, the Eno and Occoneechi, made use of the Eno River and the land around it for sustenance and commerce.

In 1701, English explorer John Lawson observed the presence of these Native American settlements in the area. It was not until the mid-1700s that Scots, Irish, and English colonists began to move into the area, setting up farms and mills and taking advantage of the area’s resources.

The Native American heritage and colonial history of Durham were central to its future growth. The land’s potential for agriculture and industry drew in settlers who would later have an immense impact on the city’s tobacco industry.

Following the Civil War, the early settlement and establishment of farms and mills in Durham helped to spur rapid growth in the city.

Rise of Durham Tobacco

After the Civil War, Durham saw an expansion due to the rise of a successful tobacco industry. Veterans who had sampled North Carolina tobacco during the war requested more, so they began ordering Durham tobacco from local companies through mail. To meet the high demand, the Bull Durham Tobacco Factory was established, becoming one of the most well-known tobacco producers in the country.

The tobacco industry brought significant economic growth to Durham. The population rose quickly as people came to work in the tobacco factories and related industries. The success of the tobacco industry also attracted other businesses and entrepreneurs to the area, further increasing Durham’s growth.

This period was a turning point in Durham’s history. The city transformed from a small agricultural community to a flourishing industrial center. The tobacco industry played a crucial role in shaping the city’s identity and economy, setting the foundation for future developments in education, medicine, and research.

Durham’s tobacco industry flourished, and the city’s name as a center for higher education started to form. In the next part, we will examine the establishment of Duke University and North Carolina Central University, two renowned educational institutions that continue to contribute to Durham’s growth and development.


Duke University and North Carolina Central University have had a huge impact on Durham’s position as a center for higher education.

Founded in 1838, Duke University is renowned for its academic and research programs. With its sprawling campus featuring landmark structures such as the Duke Chapel and the Nasher Museum of Art, it is a major employer in the city.

Established in 1910, North Carolina Central University was the first publicly supported liberal arts college for African-Americans. It has made massive contributions to Durham’s educational landscape, offering a wide range of academic programs and stressing community involvement and social justice.

The presence of these prestigious universities has attracted students, faculty, and researchers from around the world. Their contributions to the fields of medicine, science, and the arts have had a considerable effect on both the local community and the global stage.

As a result, Durham’s standing as a hub for intellectual exploration and groundbreaking research continues to increase.