Short answer: The best hard money lenders St. Louis real estate investors can compare in 2026 include One West Hard Money (a West County lender with published rates, local loan approvals and a hands-on draw process), FasterFunds Lending (an O’Fallon lender founded in 2015 that walks every property), Sweetgum Loans (a South County rehab lender), Westre Financial Group (lending in St. Louis City and County since 2001) and REIFunding.com in St. Charles. National lenders such as RCN Capital, Kiavi and Lima One Capital also fund St. Louis deals.
This guide compares hard money lenders St. Louis investors use for fix-and-flip, BRRRR, bridge and new construction projects across St. Louis City, St. Louis County, St. Charles County and nearby Missouri counties. A hard money loan is a short-term loan secured by the property itself. The lender cares most about the deal: the purchase price, the rehab budget and the after-repair value (ARV). We put lenders based in the St. Louis area first, then added national lenders that publish St. Louis or Missouri programs. Every lender listed had a working website with current loan information when we checked in October 2026.
Every fact here comes from the lender’s own website or a government source, and each one is logged by URL. Where a lender publishes rates or terms, we quote them as published. Where it doesn’t, we don’t guess. Google ratings are shown as of the date noted and aren’t part of the ranking. Terms change often, so confirm everything with the lender before you sign.
This article is informational only. It is not financial, legal or tax advice, and it is not an offer to lend. No lender on this list can guarantee approval, a rate or loan terms. Talk with your attorney, CPA or another qualified professional about your own deal.
Hard money lenders St. Louis investors use: at a glance
| Rank | Lender | Best for | Loan types it lists | Based in |
|---|---|---|---|---|
| 1 | One West Hard Money | Investors who want a local lender with published rates and a hands-on draw process | Fix-and-flip, BRRRR, buy-and-wholesale, cash-out, bridge, new construction, 30-year rental, multifamily | Manchester Rd., St. Louis (63131) |
| 2 | FasterFunds Lending | First-time flippers and BRRRR landlords who want up to 100% of cost financed | Fix-and-flip, rental property (BRRRR), wholesale, construction funds | O’Fallon (St. Charles County) |
| 3 | Sweetgum Loans | Experienced rehabbers who want short 3-, 6- or 9-month terms | Rehab and construction loans on non-owner-occupied property | Lemay Ferry Rd., South County (63125) |
| 4 | Westre Financial Group | Investors who can fund their own rehab and want 100% of the purchase price | Purchase-only hard money loans in St. Louis City and County | St. Louis (63141) |
| 5 | REIFunding.com (Capri Capital) | Wholesalers who need same-day transactional funding | Transactional funding, hard money, fix-and-flip, buy-and-hold rental, refinance | St. Charles |
| 6 | RCN Capital | Investors who want ARV-based rehab loans and a long-term rental exit from one lender | ARV fix-and-flip, bridge, new construction, 30-year DSCR rental | National lender |
| 7 | Kiavi | Repeat flippers who want online pricing and no appraisal | Fix-and-flip/bridge, rental, new construction | National lender (Pittsburgh office) |
| 8 | Lima One Capital | Builders and portfolio landlords scaling past a few doors | Fix-and-flip, Fix2Rent, bridge, new construction, Build2Rent, rental and portfolio loans | National lender (Greenville, S.C.) |
| 9 | Ridge Street Capital | Investors who want published St. Louis rate ranges before they apply | Fix-and-flip, DSCR rental, ground-up construction | National lender (Miami) |
| 10 | Passy Capital | Larger St. Louis projects and foreign-national investors | Bridge, fix-and-flip, renovation, ground-up construction ($500k to $5M) | National lender (St. Petersburg, Fla.) |
How we ranked hard money lenders in St. Louis
- Local underwriting. Lenders based in the St. Louis area ranked first. A local lender can walk the property, knows which blocks sell and decides at its own desk rather than waiting on an out-of-town approval.
- Published terms. We gave credit to lenders that publish their interest rate, origination fee, term length and leverage (loan-to-cost or loan-to-ARV) instead of hiding everything behind a form.
- Loan types. We looked at which strategies each lender funds: fix-and-flip, BRRRR (buy, rehab, rent, refinance, repeat), bridge, ground-up construction, 30-year rental/DSCR and transactional funding for wholesalers.
- Rehab draws. Most St. Louis rehabs are funded in draws. Lenders that explain how draws are inspected, documented and paid, and what each draw costs, ranked higher.
- Speed to close. We noted each lender’s own stated closing or funding time. These are the lender’s claims, not guarantees.
- Service area. We checked which counties each lender says it serves. Several local lenders don’t lend in Illinois, so Metro East investors should ask first.
- Google ratings. Ratings are shown as of October 2026 for reference only. They aren’t part of the ranking.
The best hard money lenders in St. Louis in 2026
1. One West Hard Money
Best for: Investors who want a local lender with published rates and a hands-on draw process.
Google rating: 4.8 stars from 46 reviews (as of October 2026)
One West Hard Money is the lending arm of One West, a real estate company headquartered in St. Louis at 12095 Manchester Road, Suite 2A (63131). Founder Tim Estepp says he was born and raised in St. Louis, holds a bachelor’s degree in economics and an MBA, and invested in real estate for nearly 20 years, taking part in more than 2,000 transactions. One West’s pitch is simple: “Local Financing. No Out Of Town Approvals.” It lends on projects in St. Louis City and St. Louis, St. Charles, Jefferson, Franklin, Lincoln and Warren counties.
Unlike most lenders on this list, One West posts its core terms on its homepage:
- Rate and term: 12% annual interest, interest-only and due monthly, on a 12-month term that can be renewed.
- Fees: a 2% to 4% origination fee and a $750 application fee, plus ordinary closing costs such as recording fees and title insurance. No prepayment penalty and no appraisal fee.
- Leverage: One West says it typically lends no more than 65% to 70% of a property’s ARV, secured by a first-position lien. Its separate fix-and-flip program lists up to 90% of the purchase price plus 100% of renovation costs, capped at 75% of ARV, with a 660 minimum credit score.
- Rehab draws: construction money is held by the title company’s disbursing office and released after you turn in an invoice, lien waiver and a copy of the check, and after One West physically verifies the work. Each draw request costs $295.
- Insurance: a builder’s risk policy prepaid for six months and $1,000,000 in general liability coverage, with One West named on both.
Beyond short-term rehab money, One West lists loans for BRRRR investors, buy-and-wholesale deals, cash-out on properties you already own, bridge loans, ground-up new construction (12 to 24 months, up to 90% of total cost and 75% of after-repair value), 30-year rental loans (up to 80% of as-is value on a purchase, with a 1.05 DSCR) and short- and long-term multifamily financing. It says new construction borrowers can be pre-approved in as little as 48 hours.
Why it’s #1: One West pairs local decision-making with the most transparent pricing we found, a written draw process and a loan menu that covers flips, rentals and new builds. Phone: (314) 898-8687.
2. FasterFunds Lending
Best for: First-time flippers and BRRRR landlords who want up to 100% of cost financed.
Google rating: 4.9 stars from 70 reviews (as of October 2026)
FasterFunds Lending was founded in 2015 by Bryan Schroeder and Suzanne Luther and works from 830 Waterbury Falls Drive, Suite 102, in O’Fallon (63368). It says it has funded more than 1,600 loans totaling over $220 million and walks every property in person. It processes and services loans in-house.
Its published program is a 6-month, interest-only loan at a 12% annualized rate with a 3% origination fee charged at the back end of the loan. It finances up to 100% of purchase and construction costs, capped at 75% of ARV, on single-family, 2-4 family, condo and townhouse properties, with no appraisal and no prepayment penalty. It says it closes in 3 to 5 business days and welcomes first-time investors. Draws run through its own in-house disbursing using the Sitewire app, with reviews typically done within 3 business days.
FasterFunds lends in the Greater St. Louis area on the Missouri side, mainly St. Louis City, St. Louis County and St. Charles County, and occasionally in Jefferson, Lincoln and Warren counties. It doesn’t lend in Illinois or in flood plains. Phone: (636) 223-4262.
https://fasterfundslending.com/
3. Sweetgum Loans
Best for: Experienced rehabbers who want short 3-, 6- or 9-month terms.
Sweetgum Loans is a private lender at 3245 Lemay Ferry Road in South County (63125). Founder Mindy started the company after becoming a real estate investor herself, and she is a co-organizer of the St. Louis WIRE meetup for women in real estate investing.
Sweetgum lends to experienced investors on non-owner-occupied rehab and construction projects in the St. Louis area, in first lien position. Terms run 3, 6 or 9 months, with extensions available for a fee. Annualized rates start at 12%, and loan amounts are based on 70% to 75% of ARV, which can cover purchase and rehab. There’s no appraisal and no minimum loan amount. Rehab funds go out in 3 to 5 draws after receipts, lien waivers and an onsite walkthrough. Pre-approved borrowers can fund in as little as 7 days, it says. Sweetgum doesn’t lend in Illinois. Phone: 314-202-7202.
4. Westre Financial Group
Best for: Investors who can fund their own rehab and want 100% of the purchase price.
Westre Financial Group is run by Brad and Barb Westre, who say they have been in the hard money business since 2001 and have made more than 2,775 loans totaling $154.5 million. They fund every loan themselves, with no outside investor money, and process loans in-house. Brad inspects each property to judge the purchase price, rehab estimate and after-repair value before deciding.
Westre’s terms are short and simple: it lends 100% of the purchase price for 2 points, at 1% monthly interest, interest-only, for the first six months. After that, loans renew automatically at 2% per month. It doesn’t fund rehab, so you’ll need proof of rehab funds, and it doesn’t lend in flood plains. It lends only in St. Louis City and St. Louis County, and non-Missouri residents are welcome. There’s no prepayment penalty. Phone: (314) 626-4442.
5. REIFunding.com (Capri Capital)
Best for: Wholesalers who need same-day transactional funding.
REIFunding.com is run by Capri Capital, LLC from 2025 Zumbehl Road, Suite 18, in St. Charles (63303). It offers transactional funding for wholesalers doing same-day back-to-back (A-to-B, B-to-C) closings, plus hard money, fix-and-flip, buy-and-hold rental and refinance loans.
Its FAQ says transactional funding costs 2% of the loan amount, with no fee if the end buyer doesn’t close that day, and no credit checks or appraisals on one-day funding deals. Hard money pricing depends on experience, loan-to-cost, down payment, ARV and credit score, with rates that generally run about 10% to 15%. It can fund in nearly every state except Arizona and Nevada. Phone: 314-750-5880.
6. RCN Capital
Best for: Investors who want ARV-based rehab loans and a long-term rental exit from one lender.
Google rating: 4.1 stars from 252 reviews (as of October 2026)
RCN Capital is a nationwide lender for non-owner-occupied residential investment property. It lends in most states, including Missouri, and makes business-purpose loans to entities only. It doesn’t fund owner-occupied homes.
Its After Repair Value program lends up to 100% of the purchase price and 100% of rehab costs, capped at 75% of ARV, on a 12-month term with rates starting at 9.49% and a 650 minimum FICO. RCN says it charges interest only on the drawn balance, not on rehab holdback that hasn’t been drawn yet. It also lists 12- and 18-month bridge loans, new construction loans (up to 90% of total cost) and 30-year rental loans that typically require a DSCR of 1.0 or higher. There’s no application fee, though borrowers pay third-party costs like appraisals. Phone: 860-432-5858.
7. Kiavi
Best for: Repeat flippers who want online pricing and no appraisal.
Google rating: 4.3 stars from 724 reviews (as of October 2026)
Kiavi is a technology-driven national lender that lends to entities in Missouri and most other states. Its fix-and-flip loans run from $100,000 to $5 million, with up to 100% of the purchase price, 100% of rehab costs and up to 80% of ARV, on 12-, 18- or 24-month terms with interest-only options. Kiavi advertises rates as low as 8.25%, no application fee, no third-party appraisal, no income verification and no prepayment penalty.
Borrowers can get pre-qualification letters online around the clock, and Kiavi says it can close in as few as 7 days. Rehab money is released in draws after an inspection confirms each phase is done. Eligible properties include single-family homes, condos, 2-4 unit buildings, manufactured homes and PUDs. Phone: 1-844-415-4663.
8. Lima One Capital
Best for: Builders and portfolio landlords scaling past a few doors.
Google rating: 4.2 stars from 311 reviews (as of October 2026)
Lima One Capital is a national private lender with offices in Greenville, South Carolina, and Irvine, California. It says it serves Missouri investors from St. Louis to Kansas City. Its menu is broad: FixNFlip, Fix2Rent and Bridge Plus loans, ground-up New Construction and Build2Rent financing on entitled lots, single-family, short-term and portfolio rental loans, and multifamily bridge and value-add loans. Lima One’s Missouri page doesn’t publish rates, so get a written quote. Phone: 800-390-4212.
9. Ridge Street Capital
Best for: Investors who want published St. Louis rate ranges before they apply.
Google rating: 4.3 stars from 12 reviews (as of October 2026)
Ridge Street Capital is a Miami-based investment property lender with a dedicated St. Louis page. It publishes St. Louis fix-and-flip loans from $50,000 to $3,000,000 at 10.5% to 11.5% with origination from 1.5%, covering up to 90% of purchase and 100% of rehab for experienced investors (up to 80% of purchase for first-timers). It also lists 30-year DSCR rental loans at 6.0% to 7.99% and ground-up construction loans at 10.99% to 12.25%. Borrowers need a 660+ credit score and an LLC or corporation registered in Missouri. Ridge Street says it can close in as little as 7 business days and offers a low-documentation program with no income statements. Phone: 786-304-2751.
https://www.ridgestreetcap.com/
10. Passy Capital
Best for: Larger St. Louis projects and foreign-national investors.
Passy Capital, based in St. Petersburg, Florida, finances bridge, fix-and-flip, renovation and ground-up construction loans in St. Louis City and St. Louis County, from $500,000 to $5 million. It lends up to 90% of cost on fix-and-flip and renovation deals, up to 85% of cost on ground-up construction and up to 80% of value on bridge loans, with renovation funds drawn as work is completed and inspected. Its fee is 1% to 2% of the loan at closing, with a term sheet in 24 to 48 hours and closing in about two weeks on a clean file. Investors based outside the U.S. can borrow through a U.S. LLC on the same terms. Phone: +1 (305) 645-4214.
How to choose among hard money lenders in St. Louis
Match the loan type to your strategy
- Fix-and-flip. Short-term money (usually 6 to 12 months) to buy and renovate a property, then sell it. Most lenders here fund part of the purchase and some or all of the rehab, capped at a percentage of ARV.
- BRRRR. Buy, rehab, rent, refinance and repeat. You use hard money for the purchase and rehab, then refinance into a long-term rental loan. FasterFunds, One West, RCN Capital and Ridge Street all describe this path.
- Bridge. Short-term financing to close quickly or hold a property until permanent financing is ready.
- New construction. Ground-up loans released in draws as the build progresses. One West, RCN, Lima One, Ridge Street and Passy list construction programs.
- Rental/DSCR. 30-year loans that qualify on the property’s rental income using a debt service coverage ratio (DSCR). One West, RCN, Lima One and Ridge Street offer them.
- Transactional funding. Same-day money for wholesalers doing back-to-back closings. REIFunding.com lists it.
Understand ARV, LTC and the real cost of the loan
Most hard money lenders size loans two ways. Loan-to-cost (LTC) is the loan as a share of the purchase price plus rehab. Loan-to-ARV caps the loan at a share of the property’s after-repair value. One West gives a simple example on its site: buy a house for $100,000, put $35,000 into the rehab, and if the finished home is worth about $180,000, a 70% ARV cap means a loan of up to $126,000. Compare the full cost, not just the rate: origination points, application and underwriting fees, draw or inspection fees, extension fees, whether interest is charged on undrawn rehab money, and any prepayment penalty.
Ask how rehab draws work
The draw process can make or break a St. Louis rehab. Ask who inspects the work, what paperwork you need (invoices, lien waivers, photos), how fast draws are paid and what each one costs. On this list, One West charges $295 per draw and verifies work in person, Sweetgum pays rehab money in 3 to 5 draws after an onsite walkthrough, and FasterFunds uses the Sitewire app with reviews typically done within 3 business days. Westre doesn’t fund rehab at all.
Know the St. Louis rules that affect your timeline
- City vs. county. The City of St. Louis has been an independent city since 1876 and isn’t part of any county. St. Louis County is a separate government, so permits, inspections and tax bills depend on where the property sits.
- Occupancy inspections. All property in the City of St. Louis is in a Housing Conservation District. A Certificate of Inspection is required before a vacant unit is occupied and before a residential sale is occupied, and rental units are reinspected every three years or on a change in occupancy. Inspections can be scheduled 3 business days to 15 days after you apply, and the application costs $120. Build that into your exit timeline.
- Land bank and Prop NS buildings. The city’s Prop NS program sells structurally stabilized buildings through the Land Reutilization Authority (LRA) by blind bid. Buyers must show they can fully rehab the property to city occupancy code within 24 months, and LRA records a deed of trust to enforce that. The city notes that many available properties were damaged in the May 2025 tornado. If you plan to finance a Prop NS rehab with hard money, line up the lender and the 24-month deadline before you bid.
- Service areas. FasterFunds and Sweetgum both say they don’t lend in Illinois, and Westre lends only in St. Louis City and County. If you’re buying in the Metro East or farther out in Franklin, Lincoln or Warren County, confirm coverage first.
Licensing: what applies to investor loans in Missouri
Missouri’s mortgage licensing law covers “residential mortgage loans,” which RSMo 443.703 defines as loans primarily for personal, family or household use secured by a dwelling or residential real estate. Most hard money loans are business-purpose loans to an LLC on non-owner-occupied property, which is why many investor lenders don’t carry a Missouri residential mortgage license. Ridge Street, for example, requires a Missouri-registered LLC or corporation, and RCN lends only to business entities. If you plan to live in the property, you need a licensed residential lender instead. The Missouri Division of Finance handles residential mortgage licensing, and you can look up any company that claims a license on NMLS Consumer Access.
Red flags
- Large upfront “commitment” or “processing” fees before you see written terms.
- A lender that won’t put the rate, points, fees, term and draw rules in writing.
- Pressure to sign before you’ve reviewed the loan documents with your attorney.
- Promises of guaranteed approval before anyone has looked at the property, the budget or the ARV.
- No physical address, or an address that doesn’t match the lender named on the loan documents.
Bottom line: Among the hard money lenders St. Louis investors can choose from, start with One West Hard Money for local decisions, published rates and a clear draw process. Then get a second quote from FasterFunds Lending, Sweetgum Loans or Westre Financial Group, depending on whether you need rehab money financed. RCN Capital, Kiavi, Lima One, Ridge Street and Passy Capital are worth comparing for rentals, construction, larger projects or a national lender’s terms.
Informational only, not financial, legal or tax advice. Rates, fees, leverage and eligibility change often and depend on the property, your experience and your credit. Nothing here is an offer or commitment to lend. Get every term in writing and review loan documents with a qualified professional before you sign.
Looking for more St. Louis guides? See our best mortgage brokers in St. Louis and best roofers in St. Louis lists, or browse our Industries Served page.
Frequently asked questions
Who is the best hard money lender in St. Louis?
One West Hard Money is our top pick for 2026 among the hard money lenders St. Louis investors can choose from. It is headquartered on Manchester Road in St. Louis, makes its loan decisions locally, and publishes its core terms: 12% interest-only on a 12-month renewable term, a 2% to 4% origination fee and a $750 application fee, with no prepayment penalty. It also explains its draw process in writing and lends on flips, BRRRR deals, new construction and 30-year rentals. FasterFunds Lending, Sweetgum Loans and Westre Financial Group are other strong local options.
What is a hard money loan?
A hard money loan is a short-term loan from a private, non-bank lender that is secured by real estate. The lender bases the loan mainly on the property and the deal, such as the purchase price, rehab budget and after-repair value (ARV), rather than mostly on the borrower's income. Real estate investors use hard money to buy and renovate properties quickly, then sell or refinance into a long-term loan.
How much will a hard money lender in St. Louis lend?
It depends on the lender and the deal. Among lenders on this list, published caps include 65% to 70% of ARV on One West's core loans (75% of ARV on its fix-and-flip program), up to 75% of ARV with up to 100% of cost at FasterFunds Lending and RCN Capital, 70% to 75% of ARV at Sweetgum Loans, and up to 80% of ARV at Kiavi. Westre Financial Group lends 100% of the purchase price but no rehab money. Your experience, credit and the property all affect the final number.
How fast can a hard money loan close in St. Louis?
Lenders on this list state closing or funding times ranging from 3 to 5 business days at FasterFunds Lending, to as few as 7 days at Kiavi and Sweetgum Loans (for pre-approved borrowers) and as little as 7 business days at Ridge Street Capital, to about two weeks on a clean file at Passy Capital. Westre Financial Group says it closes as soon as the title company is ready. These are the lenders' own claims; title work, insurance and your paperwork usually set the real pace.
Do hard money lenders need a Missouri license?
Missouri's mortgage licensing law covers residential mortgage loans, which RSMo 443.703 defines as loans primarily for personal, family or household use secured by residential real estate. Most hard money loans are business-purpose loans to an LLC on non-owner-occupied investment property, so many investor lenders don't hold a Missouri residential mortgage license. If you plan to live in the home, use a licensed residential lender, and check any license claim on NMLS Consumer Access.
How do rehab draws work on a hard money loan?
Rehab money is usually held back at closing and released in stages as work is finished. You submit a draw request with documents such as invoices, lien waivers and photos, and the lender or an inspector confirms the work before paying. One West, for example, has the title company's disbursing office hold rehab funds, verifies work in person and charges $295 per draw. Sweetgum Loans pays rehab funds in 3 to 5 draws after an onsite walkthrough, and FasterFunds Lending reviews draws through the Sitewire app, typically within 3 business days.
Can I use a hard money loan for a BRRRR rental in St. Louis?
Yes. With the BRRRR method (buy, rehab, rent, refinance, repeat), you use a short-term hard money loan to buy and renovate the property, rent it out, then refinance into a long-term rental loan. FasterFunds Lending says its landlord borrowers aim to buy, rehab, rent and refinance within 6 months, and lenders such as One West, RCN Capital and Ridge Street Capital offer 30-year rental or DSCR loans that can serve as the refinance.
What should I know about St. Louis occupancy inspections before a flip?
All property in the City of St. Louis is in a Housing Conservation District, so a Certificate of Inspection is required before a vacant unit is occupied and before a residential sale is occupied. Inspections can be scheduled 3 business days to 15 days after you apply, and the application fee is $120. Build that time into your rehab and sale timeline, since a hard money loan keeps charging interest until you sell or refinance.