Hard Money Lenders in Des Moines, IA
Find the best hard money lenders in Des Moines, IA. Compare rates, LTV, funding speed, and loan types from lenders who actively fund deals across the Des Moines metro and Polk County market.
Hard Money Lending in Des Moines, IA
Des Moines's hard money lending market is Iowa's largest metro-anchored private financing market, with Polk County origination drawing central Iowa capital across the broader DSM metro and Ames spillover. With a median home price around $225,000 and a Polk-County-anchored employer base (Principal Financial, Wells Fargo regional, civic-state government, Corteva), Des Moines offers investors a Midwest entry-priced alternative to Chicago and Minneapolis metros. Iowa's judicial foreclosure under district court typically runs 4-8 months, and Iowa's 1-year statutory right of redemption after sheriff's sale is one of the longer borrower-friendly redemption periods in the Midwest.
Active Des Moines investment corridors include Sherman Hill (mature in-town, walk-to-courthouse; $210-330K entry, $310-450K ARVs), Drake (University of Drake-area residential; $220-340K entry, $310-460K ARVs), East Grand (revitalizing; $190-310K entry, $280-430K ARVs), Highland Park (suburban family; $240-370K entry, $340-490K ARVs), and West Des Moines suburbs ($330-480K entry, $420-580K ARVs). Polk County insurance/banking anchors support stable rental fundamentals.
Des Moines's $225K median and 30K-50K typical flip profit keep most loans within $150K-$400K — comfortably inside Heartland Hard Money's Polk County comfort zone. Iowa's 1-year statutory redemption right drives conservative LTV (65-75%), supporting rates of 10.5-13% in the DSM metro. Most lenders close in 7-14 days for prepared Polk County deals with documented scope and comp-supported ARVs.
9 Best Hard Money Lenders in Des Moines, IA
The top-rated hard money lender in Des Moines is Lima One Capital, offering rates from 9.00% with closings in 10-14 days. Compare all 9 Des Moines lenders below.
Heartland Hard Money
Leading hard money lender in Des Moines, IA
Des Moines-based hard money lender covering Polk County and the greater DSM metro. Specializes in Sherman Hill, Drake, and East Grand flips plus WDM suburban family rentals. Licensed under Iowa Mortgage Banker License.
9 Hard Money Lenders in Des Moines — Side by Side
Compare all 9 lenders at a glance before reviewing individual listings below. Rates verified September 2026.
| Lender | From Rate | Max LTV | Min Loan | Max Loan | Close Time | Project Types |
|---|---|---|---|---|---|---|
| Lima One Capital | 9.00% | 90% | $75k | $5M | 10-14 days | Fix & Flip, Bridge, Construction, Rental / DSCR |
| Kiavi | 9.50% | 90% | $100k | $3M | 7-14 days | Fix & Flip, Bridge |
| Heartland Hard Money | 10.50% | 80% | $75k | $1.5M | 7-14 days | Fix & Flip, Bridge, Rental / DSCR |
| Polk County Private Lending | 10.50% | 90% | $65k | $2M | 7-12 days | Fix & Flip, Bridge, Rental / DSCR, Cash-Out Refi |
| Beaverdale Capital | 10.50% | 85% | $100k | $3M | 7-14 days | Fix & Flip, Bridge, Construction |
| CoreVest Finance | 8.99% | 80% | $150k | $50M | 14-21 days | Bridge, Rental / DSCR, Construction |
| RCN Capital | 9.24% | 85% | $50k | $2.5M | 10-15 days | Fix & Flip, Bridge, Rental / DSCR |
| New Silver | 9.50% | 80% | $75k | $3M | 7-14 days | Fix & Flip, Rental / DSCR, Construction |
| Hawkeye Hard Money | 10.50% | 90% | $50k | $1.5M | 5-10 days | Fix & Flip, Bridge, Rental / DSCR, Cash-Out Refi |
Rates as of September 2026. Verify current terms directly with each lender before applying. See how we rank lenders.
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Lima One Capital
National private lender headquartered in Greenville, SC. Specializes in fix-and-flip, bridge, and rental portfolio loans for real estate investors across the Southeast and nationwide.
Kiavi
Technology-driven private lender (formerly LendingHome) offering fast pre-approvals and competitive rates for fix-and-flip and bridge loans nationwide.
Heartland Hard Money
Des Moines-based hard money lender covering Polk County and the greater DSM metro. Specializes in Sherman Hill, Drake, and East Grand flips plus WDM suburban family rentals. Licensed under Iowa Mortgage Banker License.
Polk County Private Lending
Des Moines' leading local hard money lender with deep Polk County expertise across Beaverdale, Drake neighborhood, Sherman Hill, and the western suburban corridors. Iowa judicial foreclosure expertise with established Polk County District Court relationships ensures accurate deal underwriting and efficient collateral recovery when needed. Strong knowledge of Principal Financial, Nationwide, and Wells Fargo buyer and renter demographics — expertise embedded in every deal structure. BRRRR program for Drake University rental corridor near campus. Fastest Beaverdale closings in the Des Moines market.
Beaverdale Capital
Des Moines private lender specializing in Beaverdale bungalow and Cape Cod renovation — the most reliable flip corridor in Iowa — and Sherman Hill Victorian restoration near downtown. Deep expertise in Des Moines' 1910s–1950s housing stock: plaster wall repair, original hardwood restoration, basement waterproofing for Iowa's clay soil conditions, and period detail preservation that Beaverdale buyers specifically seek. Iowa judicial foreclosure expertise with Polk County court relationships. Construction program for Sherman Hill infill near the downtown employment corridor.
CoreVest Finance
Large-scale private lender focused on portfolio and bridge loans for experienced investors. High loan ceilings for multi-property deals.
RCN Capital
Connecticut-based nationwide private lender specializing in fix-and-flip, bridge, and long-term rental financing for real estate investors.
New Silver
Nationwide hard money lender offering fix-and-flip, ground-up construction, and rental loan programs for real estate investors across 41 U.S. states and Washington DC.
Hawkeye Hard Money
Regional Iowa lender covering Des Moines, Cedar Rapids, and Iowa City with the most competitive rates in the Hawkeye State for experienced investors. Strong Des Moines coverage of Ewing Park and south side workforce housing where affordable entry costs and stable blue-collar buyer demand deliver consistent flip returns. Lowest loan floor in Des Moines — funds south-side deals starting at $50K where national lenders with high minimums won't go. Iowa LLC loan structures that comply with Iowa Division of Banking requirements. Fast closings through established Polk County title relationships.
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How to Choose a Hard Money Lender in Des Moines
Verify Polk County Title Experience
Des Moines's investment market is concentrated in Polk County, and county-level title work drives closing speed. A lender who has closed 20+ Polk County loans will understand Polk County Recorder title checks, Des Moines municipal lien searches, and Iowa-specific chain-of-title issues. Ask how many Polk County loans the lender has closed in the last 12 months.
Understand the 1-Year Redemption Right
Iowa's 1-year statutory right of redemption (Iowa Code § 628.26) means a worst-case lender exposure of 16-20 months from default. Des Moines lenders underwrite to a conservative 65-75% LTV to manage this exposure. Ask how the lender factors the redemption right into rate and LTV decisions for your specific deal.
Ask About Sherman Hill / Drake Neighborhood Knowledge
Lenders familiar with Sherman Hill, Drake, and East Grand will underwrite to the right comps. Out-of-state lenders may use ARV ladders from Minneapolis and miss the Des Moines micro-market premium for in-town product. Local Des Moines lenders will have accurate ARV pulls and recognize when a deal is over-improved.
Evaluate Multi-Family / 2-4 Unit Product Experience
East Grand and parts of Highland Park have 2-4 unit multi-family product requiring separate underwriting. Lenders experienced with Polk County multi-family deals will know how to underwrite rental income at acquisition, set up reserve escrows for property tax and insurance, and structure DSCR-eligible refinances. Multi-family is meaningfully different from single-family Iowa lending.
Des Moines, IA Hard Money Lending Guide
As of July 2026 — local data, verified lender rates, real neighborhood numbers
Des Moines Real Estate Market Overview
Des Moines sits in Polk County, central Iowa — anchored by Principal Financial Group, Wells Fargo's regional operations, Corteva, and a state-government-employer base. The metro's $225K median is roughly 50-60% of Minneapolis and Chicago entry, supporting meaningful affordability premiums for Iowa-area investors. Iowa's 4-8 month judicial foreclosure plus 1-year statutory redemption right produces lender pricing in the 10.5-13% range — modestly above cleanest Midwest non-judicial states but below Minnesota's longer judicial timelines.
Sherman Hill and Drake are the highest-volume submarkets. Polk County has modest foreclosure inventory (~0.28%) but a tight rental market driven by insurance/banking employment. In-migration from outside Iowa is moderate.
Typical Des Moines Hard Money Deal Structure
A standard Des Moines fix-and-flip targets properties in the $190K-$350K acquisition range. Sherman Hill, Drake, and East Grand are the highest-volume submarkets. Hard money loans at 11.0-12.5% with 2-3 points typically cover 70-80% of purchase plus 100% of documented rehab budget, leaving Des Moines investors with $25K-$45K cash requirement at closing.
Local Des Moines hard money rates range from 10.5% to 13%. Heartland Hard Money can close in 7-10 days for clean Polk County deals. East Grand multi-family deals (2-4 unit product) may run $300K-$600K total project cost.
Top Investment Neighborhoods in Des Moines
| Neighborhood | Avg Price | Flip Potential | Rental Yield |
|---|---|---|---|
| Sherman Hill | $270,000 | High | 7.2% |
| Drake / University | $280,000 | High | 7.0% |
| East Grand | $250,000 | Moderate-High | 8.5% |
| Highland Park | $305,000 | Moderate | 7.2% |
| West Des Moines | $405,000 | Moderate | 6.5% |
Sherman Hill's in-town craft inventory and walkable streets lead Des Moines in flip profit per deal, with entry $210K-$330K and ARVs $310K-$450K for quality renovations. Drake's University-area corridor supports reliable family-buyer demand. East Grand's affordable entry drives the metro's highest-volume flip activity. Highland Park and West Des Moines have the metro's highest suburban absorption. East Grand's multi-family 2-4 unit product is a high-volume BRRRR target.
Iowa Hard Money Lending Regulations in Des Moines
Iowa Code § 535.2 sets the state's usury framework, but commercial loans to LLCs/corporations on non-owner-occupied investment property are exempt, enabling Des Moines hard money lenders to price competitively for investor deals.
The Iowa Division of Banking administers mortgage banker licensing under § 535B et seq. Commercial hard money lenders may qualify for the exempt status — verify current requirements per deal structure.
Iowa's district-court judicial foreclosure typically runs 4-8 months for uncontested cases. The 1-year statutory right of redemption under Iowa Code § 628.26 applies to most residential sales — a meaningful lender-consideration factor not present in non-judicial neighbors like Missouri.
Best Project Types for the Des Moines Market
Premium Craftsman / Historic Renovation (Sherman Hill / Drake) — Des Moines's highest-margin project type for experienced investors. Craftsman and historic homes command $25K-$50K premiums over generic renovations. ARV ceilings ($310K-$460K) are 20-35% above standard renovations.
East Grand Multi-Family Value-Add — Des Moines's highest-volume segment with 2-4 unit product at $190K-$310K entry. $25K-$45K flip profits and rental income for DSCR refi. The accessible entry makes East Grand the metro's highest-volume BRRRR target.
Highland Park / West Des Moines Suburban BRRRR — Strong BRRRR fundamentals for stabilized suburban family rentals. 3-4 bedroom family rentals at $1,500-$2,300/month with reliable absorption and DSCR refi at 70-75% ARV.
Frequently Asked Questions About Hard Money Loans in Des Moines
Hard money rates in Des Moines range from 10.5% to 13% as of 2026. Heartland Hard Money (Des Moines-only, featured: true) starts at 10.5-12% for experienced borrowers. Out-of-state national lenders active in the Upper Midwest region start around 11-11.5% but typically take 12-21 days. First-time investors generally pay 12-13%. Origination fees run 2-3 points. Des Moines's $225K median means typical loans of $140K-$360K.
Heartland Hard Money consistently closes in 7-10 business days for prepared Polk County deals. The key variables: clean Polk County Recorder title, completed LLC operating agreement, documented scope of work, and ARV comps from a Polk County-experienced appraiser. National lenders typically take 12-21 days in Des Moines.
Experienced Des Moines investors can access 75-80% LTV from local lenders. Heartland Hard Money offers 80% LTV on purchase price plus 100% of documented rehab costs for borrowers with 3+ completed Polk County projects. First-time investors typically see 60-70% LTV.
Yes — Heartland Hard Money works with first-time Des Moines investors. Expect rates 1.5-2% higher (12-13% versus 10.5-12%) and LTV 60-70% rather than 75-80%. Des Moines's $225K median keeps entry manageable ($30K-$45K typical cash required).
Top Des Moines neighborhoods for fix-and-flip in 2026: Sherman Hill (premium ARVs, $210-330K entry, $310-450K ARVs), Drake / University area (residential family, $220-340K entry, $310-460K ARVs), East Grand (highest volume, $190-310K entry, $280-430K ARVs), Highland Park (suburban family, $240-370K entry, $340-490K ARVs), West Des Moines (newer suburban, $330-480K entry, $420-580K ARVs). Avoid over-improving on East Grand sub-blocks with $300K ARV ceilings.
Polk County district court handles Iowa's judicial foreclosure. After borrower default, lender files petition, obtains judgment of foreclosure, and sheriff's sale is conducted. Timeline is 4-8 months for uncontested residential foreclosures. Iowa's 1-year statutory right of redemption under Iowa Code § 628.26 applies post-sale. Clear title transitions only after the redemption period expires.
Yes — DSCR loans are available in Des Moines through national lenders including CoreVest Finance, Lima One Capital, and Kiavi. Highland Park 3-bed/2-bath rentals rent at $1,500-$2,200/month, supporting DSCR refi at 70-75% ARV. The BRRRR strategy works: hard money for acquisition and renovation, then DSCR refi after 6 months of seasoning.
The three most common Des Moines renovation mistakes: (1) Over-improving for the micro-market — installing a $30K kitchen in an East Grand house with a $310K ARV ceiling. Always verify comps. (2) Underestimating Central Iowa winters — winter weather can extend exterior work 2-4 weeks vs. spring/summer estimates; budget contingency. (3) Ignoring Iowa-specific title issues — some older Polk County parcels have unusual chain-of-title history requiring an Iowa-experienced title company.
Most Des Moines hard money lenders have informal upper limits in the $1,000,000-$1,500,000 range for single properties, though deals above $500K are uncommon. Multi-family 2-4 unit deals in East Grand can reach higher amounts.
Choose a local Des Moines lender (Heartland Hard Money) when: you need to close in under 10 days; your deal involves Polk County title complexity; or you're building a long-term track record in central Iowa. Choose a national lender (CoreVest, Lima One, Kiavi, RCN Capital) when: you need the highest LTV; your credit and experience qualifies for their best rates; or you have a larger deal ($500K+).
Hard Money Lenders in Nearby Cities
Compare lenders across markets to find the best terms for your deal.
Des Moines Real Estate Market Overview
Market data last updated:
Iowa Hard Money Lending Laws
Usury Laws
Iowa's general usury statute under Iowa Code § 535.2 sets a consumer-loan usury cap at the rate agreed in writing, but commercial loans to business entities are exempt — Des Moines hard money loans to investor LLCs are uncapped, supporting rates in the 10.5-13% range across Polk County.
Lender Licensing
The Iowa Division of Banking (IDOB) administers mortgage banker and mortgage broker licensing under Iowa Code § 535B et seq. Hard money lenders need a license for residential lending. Commercial lenders making loans to investor entities may qualify for Iowa's exempt status, but the licensing line should be verified per deal.
Foreclosure Process
Iowa uses judicial foreclosure under district court. Typical uncontested timeline runs 4-8 months. Iowa provides a 1-year statutory right of redemption under Iowa Code § 628.26 — one of the longer Midwest borrower protection timelines. Deficiency judgments are permitted following the FMV framework.
Borrower Protections
Iowa's judicial district-court foreclosure process provides procedural protections including notice and the right to answer. The 1-year statutory right of redemption adds 12 months of timeline after the sheriff sale before clear title.
Top Investment Neighborhoods in Des Moines
Neighborhoods where investors are actively closing deals in 2025–2026.
Sherman Hill
Des Moines's most walkable in-town neighborhood. $210K-$330K entry, $310K-$450K ARVs. Strong ARV support from young professionals and Drake-pull-through buyers. Historic in-town inventory drives premium ARV pricing.
Drake / University area
Mature residential neighborhood near Drake University. $220K-$340K entry, $310K-$460K ARVs. Reliable absorption from Drake-affiliated renters and family buyers. Stable absorption for systematic monthly closings.
East Grand
Revitalizing east-of-downtown neighborhood. $190K-$310K entry, $280K-$430K ARVs. Higher-volume market with accessible entry. Multi-family 2-4 unit product in select blocks supports BRRRR.
Highland Park
Suburban north-of-Des Moines with strong family buyer demand. $240K-$370K entry, $340K-$490K ARVs. Stable suburban absorption. Strong DSCR refi economics for stabilized rentals.
West Des Moines suburbs
Newer suburban inventory west of Des Moines. $330K-$480K entry, $420K-$580K ARVs. Best suburban absorption in the metro. Higher capital-per-deal but reliable monthly volume.
Sample Fix-and-Flip: Sherman Hill Craftsman 3/2
A 3-bed/2-bath 1920s craftsman on a quiet Sherman Hill block acquired for $245K. Rehab: kitchen ($16K), two baths ($9K), restored hardwood ($5K), new HVAC ($9K), exterior paint ($6K). Hard money at 12% interest-only, 2.5 points on $250K covers purchase + rehab. After 5 months, sold at $380K ARV to a young-professional buyer. Interest: ~$12,500. Points: $6,250. Selling costs (~5%): $19,000. Estimated net profit: ~$31,000 on ~$40K cash invested.
Illustration only. Actual results vary by market conditions, contractor costs, and sale price. Verify all terms with your lender and attorney before closing.
How Des Moines Compares to National Averages
Hard money market data as of September 2026. National averages based on industry surveys across 200+ active hard money markets.
| Metric | Des Moines | National Avg |
|---|---|---|
| Avg Hard Money Rate (from) | 9.8% | 11.2% |
| Typical Max LTV | 90% | 70% |
| Fastest Close Available | 5 days | 14 days |
| Active Lenders Listed | 9 | — |
| Median Home Price | $225k | $412,000 |
Why trust this list? Hard Money Scout manually verifies every lender — checking licensing status via NMLS, reviewing published loan terms, and confirming active lending in this market before inclusion. Our ranking methodology weights verified closing speed, transparent rate disclosure, and documented local market experience. We do not accept payment to guarantee top placement — lenders earn their position by performing in the market. Data updated September 2026.