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Hard money and fix and flip loans in Honolulu, HI
Loans for condo and condotel purchases, older homes to renovate, small multifamily and rebuilds, from Kalihi to Hawaii Kai.
The Honolulu market for investors
Urban Honolulu holds most of the island’s jobs, its hospitals, the University of Hawaii at Manoa and nearly all of its visitor accommodation in Waikiki. Rental demand comes from all of them, and the housing stock runs from high-rise condos in Waikiki and Kakaako to older single-family homes in the valleys and on the ridges.
Investors buy condos and condotels to rent, renovate older homes in established neighborhoods, and replace small houses on large lots with new homes. Waikiki is the main place on the island where short stays are legal, because much of it is zoned for resort use.
Areas investors ask about
- Waikiki: condotels and resort-zoned condos that may rent by the night, plus apartment-zoned buildings that may not
- Kakaako and Ala Moana: newer high-rise condos popular with long-term renters
- Kaimuki, Palolo and Manoa: older homes to renovate, close to the university and town
- Kalihi, Liliha and Nuuanu: older homes and small multifamily at lower prices
- Aina Haina and Hawaii Kai: higher-priced homes and rebuild opportunities in East Honolulu
Plan for these on a Honolulu deal
- In Waikiki, confirm whether a building is resort-zoned or apartment-zoned before you count on nightly income. Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays.
- Condo maintenance fees, special assessments and leasehold lease rent all count in the payment. Ask for the association budget and minutes.
- Older high-rises built before modern fire codes may face sprinkler retrofits and higher insurance costs. Ask what the association is planning.
- Renovations that change structure, plumbing or electrical need a building permit from the Department of Planning and Permitting, which can take months. Choose a loan term that covers it.
- A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR.
Loans available in Honolulu
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Honolulu hard money loans: common questions
Yes. Honolulu is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders.
Yes, through our rental programs, including non-warrantable condos and condotels in resort-zoned buildings. Income is counted from rental history or AirDNA projections at about 70 to 80%.
Tell us early if a condo is leasehold. The lease rent counts in the payment, and the land lease must run well past the end of the loan.
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company.
Other markets we serve
Looking at a property in Honolulu?
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.