Hard Money & Bridge Loans in Fairfield County, CT
Fix & flip, bridge, and rental financing across all 23 Fairfield County towns, from a lender based in Monroe since 1998 that lends its own money.
A Fairfield County Lender, Not a Fairfield County Landing Page
We're at 471 Monroe Turnpike in Monroe, we've been here since 1998, and we lend our own money on fix & flip and bridge loans across all 23 towns in the county. The person who prices your deal is the person who funds it, which is why a complete file can fund as soon as 7 business days after approval.
| Terms at a glance | Fix & flip / hard money | Bridge (buy before you sell) |
|---|---|---|
| Who it's for | Investors; business-purpose loans only | Homeowners moving up or across |
| Rate | 10–12% | 1% per month, accrues, paid at payoff |
| Points / origination | 2 points | 2.5% |
| Leverage | Up to 80% of purchase + 100% of rehab, capped at 65% of ARV | Up to 80% CLTV |
| Term | 6–18 months, interest-only | Up to 12 months, no monthly payment |
| Speed | As soon as 7 business days after approval | As soon as 7 business days after approval |
Holding the property? A DSCR loan refinances you out on the rent, with no tax returns. Full disclosures and representative examples are at the bottom of this page.
Fairfield County, Town by Town
Fairfield County isn't one market. A Bridgeport three-family, a Westport teardown, and a Newtown colonial on well and septic are three different loans with three different things that can go wrong. Here's what matters in each part of the county.
The cities: Bridgeport, Stamford, Norwalk, Danbury, Stratford, Shelton
Two- to four-family buildings, condos, and older single-families: the county's core buy-rehab-rent territory. Many deals here are a fix & flip loan that exits into a DSCR refinance.
- What to check: open permits from prior owners, common in older multi-family stock (see open permits in Connecticut), and whether the rent roll supports a DSCR refinance at 75% of ARV before you buy.
- Coastal parcels in Bridgeport, Stratford, Norwalk, and Stamford may sit in FEMA flood zones. Flood insurance can change a DSCR ratio enough to change the refinance, so price it before you write the offer.
The Gold Coast: Greenwich, Darien, New Canaan, Westport, Weston, Wilton, Fairfield, Easton
Higher price points, larger renovations, and the occasional teardown. Deals here are sized by the 65% ARV cap more often than by the purchase price.
- What to check: the after-repair value comps. At these prices a 5% miss on ARV moves the loan by six figures. We order an as-is and as-completed appraisal before closing.
- Exit costs are bigger here. Connecticut's conveyance tax steps up above $800,000, and a buyer's attorney will want permits closed out.
The northern and inland towns: Monroe, Trumbull, Newtown, Bethel, Brookfield, Ridgefield, Redding, New Fairfield, Sherman
Single-family flips, estate sales, and dated colonials, close to our office in Monroe.
- What to check: private well and septic, common across these towns. Budget for a septic inspection and water test up front; a failed septic system is one of the most common budget-breakers on an inland flip.
The Fairfield County Diligence Checklist
Before you write an offer on an investment property anywhere in the county:
- Open permits. Ask the building department for the permit history. An open permit from a prior owner can hold up your closing or your exit sale. Our guide
- Well and septic (inland towns). Inspection and water test before the end of your inspection period.
- Flood zone (coastal towns). Get a real flood insurance quote, not a placeholder, and run it through the DSCR math if you plan to hold.
- Certificate of occupancy. If the property lacks one, financing gets harder. Financing a house without a CO in Connecticut
- Exit costs. On your sale, the seller pays Connecticut's conveyance tax: a state portion of 0.75% on the first $800,000 of a residential sale (higher tiers above $800,000 and above $2.5 million) plus a municipal portion of 0.25% (up to 0.50% in some towns). On a $500,000 flip exit, that's about $5,000. Ask your closing attorney for the exact figure for your town.
- Your attorney. Connecticut closings run through attorneys. Investors who line one up before they're under contract close faster.
On "county": Connecticut abolished county government in 1960, and since 2022 the Census Bureau reports Connecticut by planning region rather than county; Fairfield County's towns fall in the Western Connecticut and Greater Bridgeport planning regions. Buyers, agents, and lenders still say "Fairfield County," so we do too. Land records are kept by each town clerk, so recording runs on the town's calendar.
What a Fairfield County Flip Actually Costs: Bridgeport Two-Family
The same example as our Connecticut fix & flip page, with the exit costs added.
| Line | Example deal |
|---|---|
| Purchase | $285,000 |
| Rehab budget | $85,000 |
| After-repair value (ARV) | $500,000 |
| Max loan: 80% of purchase + 100% of rehab | $228,000 + $85,000 = $313,000 |
| ARV cap check: 65% × $500,000 | $325,000 (not binding) |
| Cash to close: 20% of purchase | $57,000 |
| Origination: 2 points | $6,260 |
| Monthly interest-only at 11% (illustrative) on funds drawn | ~$2,090 at closing on $228,000; rises as rehab draws fund |
| Conveyance tax on a $500,000 sale (state 0.75% + municipal 0.25%) | ~$5,000 |
| Exit | Sell, or refinance into a DSCR loan at 75% of ARV = $375,000 |
Rates 10–12% depending on experience, leverage, and the deal. Illustrative example only; not a commitment to lend. All loans subject to credit and collateral approval. Conveyance tax shown at the base state and municipal rates; confirm with your closing attorney.
Get Your Term Sheet
Tell us about the deal: purchase price, rehab budget, and target ARV. You'll get real terms back fast, not a runaround. Funding as soon as 7 business days after approval.
How Fix & Flip Loans Work at AFC
Submit Your Deal. Send us the address, purchase price, rehab budget, and ARV. Preliminary terms often the same day.
Term Sheet & Application. Review your preliminary terms, sign the term sheet, and complete a short application to lock the deal in.
Underwriting & ARV Appraisal. Credit, liquidity, and deal review, plus an as-completed appraisal to confirm the after-repair value.
Close Fast. As soon as 7 business days after approval with a complete file. Purchase funds disbursed at closing; renovation funds held in a draw account.
Renovate & Draw. As each phase of work completes, request a draw; we inspect and release the funds so your project keeps moving.
Exit. Sell the finished property for your profit, or refinance into a DSCR loan and keep it as a long-term rental.
Buying Your Own Next Home in Fairfield County?
The same capital funds homeowner bridge loans: buy your next home before you sell the one you're in, with a non-contingent offer and up to 12 months to sell.
- In a Fairfield County bidding war, a sale contingency usually comes with a Hubbard clause, which lets the seller keep marketing the home after accepting your offer. What the Hubbard clause means
- Connecticut bridge loans: every line of cost · Bridge loan calculator
- Comparing programs? HomeLight vs a local bridge loan · Knock alternative
- Jumbo purchase? Jumbo loans in Fairfield County: what to expect
Real results: 90 bridge loans funded · median 59 days to payoff · 0 defaults. Fairfield County: $112K bridge on a $580K purchase, paid off in 16 days.
★★★★★ 4.9 · 461+ Google Reviews · Family-owned since 1998 · NMLS #2801 · Equal Housing Lender
Frequently Asked Questions
Do you lend in every Fairfield County town?
Yes: Bethel, Bridgeport, Brookfield, Danbury, Darien, Easton, Fairfield, Greenwich, Monroe, New Canaan, New Fairfield, Newtown, Norwalk, Redding, Ridgefield, Shelton, Sherman, Stamford, Stratford, Trumbull, Weston, Westport, and Wilton.
Are you a hard money lender or a bank?
A private lender for fix & flip and bridge loans: we lend our own money from our office in Monroe. "Hard money" is the industry name for a short-term loan underwritten on the property and the plan rather than your tax returns. We're also a licensed retail mortgage lender (NMLS #2801), so the same team can refinance you into a long-term DSCR loan.
How fast can you close in Fairfield County?
As soon as 7 business days after approval with a complete file. How quickly you reach approval depends on title, the appraisal, and your closing attorney's calendar. Investors with an attorney lined up close fastest.
What most often delays a Fairfield County investment closing?
Open permits from a prior owner, followed by title issues and septic surprises on inland properties. All three can be checked before you're under contract.
Can I refinance out of a fix and flip into a rental loan?
Yes. Once the rehab is done and the unit is leased, a DSCR loan can refinance you out at up to 75% of appraised value. There's no seasoning requirement with AFC, and we handle both legs.
Do you do loans for my own home, too?
Yes. Bridge loans to buy before you sell, plus conventional, FHA, VA, and jumbo mortgages. Fix & flip and hard money loans are business-purpose only and never secured by your primary residence.
Have a Deal? Get Your Term Sheet.
Send us the deal. We’ll give you terms, often the same day.
Submit Your DealFix & Flip Loan Disclosures — AFC Mortgage Group, LLC
AFC Mortgage Group, LLC offers short-term fix & flip and renovation loans secured by a recorded lien on the investment property. These are business-purpose real-estate loans made to business entities — not consumer loans, and never secured by a borrower's primary residence. No prepayment penalty and no minimum interest: pay the loan off early and you only pay interest for the time you used the money.
Representative Example. A $250,000 loan with a 12-month term at 12% annual interest, paid monthly ($2,500/month interest-only): 2 origination points ($5,000) plus approximately $3,000 in attorney, processing, and wire fees are charged at closing, with the $250,000 principal due at maturity. Held the full 12 months, total interest is $30,000 and total cost of credit is approximately $38,000 — an Annual Percentage Rate (APR) of approximately 15.5%. Paid off at 6 months, interest is roughly $15,000 and total cost of credit roughly $23,000. Actual cost depends on how long the loan is outstanding.
Terms at a Glance — Interest: 10–12% annual, interest-only, paid monthly. Origination: 2 points. Term: 6 to 18 months. Loan amount: up to 80% of purchase plus 100% of renovation budget, capped at 65% of after-repair value and subject to underwriting. Other fees: ~$3,000 (attorney, processing, wire). Prepayment: no penalty, no minimum interest. Collateral: recorded lien on the investment property; failure to repay may result in loss of the property through foreclosure.
Bridge Loan Disclosures — AFC Mortgage Group, LLC
AFC Mortgage Group, LLC offers short-term bridge loans secured by a recorded lien on real estate (your current home, the new property, or both). These are secured real-estate loans — not unsecured personal or consumer loans. There is no prepayment penalty and no minimum interest. Interest is charged only for the time your loan is actually outstanding.
Representative Example. A bridge loan of $250,000 with a 12-month term: interest accrues at 1% per month (12% annually) and is paid at payoff rather than monthly; a 2.5% origination fee ($6,250) plus approximately $3,250 in attorney, processing, and wire fees are charged at closing. Held the full 12 months, that equals an Annual Percentage Rate (APR) of approximately 16.4% — total interest of $30,000 and total cost of credit of approximately $39,500, plus repayment of the $250,000 principal at maturity (balloon). Paid off at 3 months, total interest is approximately $7,500, for a total cost of credit of roughly $17,000. The approximately 16.4% APR is calculated on the required 12-month basis; your actual cost depends on how long the loan remains outstanding. Failure to repay may result in loss of the property securing the loan through foreclosure.
AFC Mortgage Group, LLC — NMLS #2801, Equal Housing Opportunity. Rates, terms, and fees are representative examples only and vary by loan size, LTV, credit, experience, and market conditions. Not a commitment to lend; all loans subject to credit and collateral approval.