Hard Money Lenders in Bucks County
Fix and flip and fix and hold loans across Doylestown, Newtown, Levittown, Quakertown and every other municipality in the county.
JDM Capital is a Philadelphia based hard money lender funding both fix and flip and fix and hold projects in all 54 municipalities in Bucks County. Loans cover purchase and rehab in one facility at up to 100% of cost, with no appraisal required, closing in as little as 7 days and rehab draws funded in as little as 24 hours. Bucks County has 23 boroughs and 31 townships and no cities at all, which matters more than it sounds, because your permit goes to the borough or the township and never to the county.
What are the hard money loan terms in Bucks County?
Fifteen terms, and the table below has all of them. Eight are commitments that hold on every deal we write. Seven depend on your specific numbers and get quoted on the call. All fifteen read the same in all 54 municipalities of Bucks County as they do everywhere else we lend.
| Term | What it is |
|---|---|
| What the loan covers | Purchase and rehab in one loan. |
| Maximum loan to cost | Up to 100% of cost. |
| Maximum loan to ARV | Set on your deal, against the comps we underwrite to. Send the address and you will have a number the same day. |
| Loan amount | Sized to the project. Tell us what you are buying and we will tell you what we can fund. |
| Term | Matched to the scope of work and your exit. We agree it before you sign, so the deadline is one you helped set. |
| Extensions | Available, and we settle the terms of one before you close. Nobody should be negotiating an extension the week it falls due. |
| Minimum credit score | Tell us where you stand and you will get a straight answer on the call. |
| Experience required | Tell us what you have done and we will tell you where that puts you. |
| Where we lend | Philadelphia, Bucks, Montgomery, Delaware and Chester counties in PA, and Camden, Gloucester and Burlington counties in NJ. All 339 municipalities, with no towns excluded. |
| Property types | Non owner occupied investment property only. These are business purpose loans. |
| Appraisal | Not required. |
| Time to close | As little as 7 days. |
| Rehab draws | Funded in as little as 24 hours. |
| Who underwrites | In house. The person who answers your call is the person who approves the loan and wires the money. |
| Rate and points | Quoted per deal. Call or text 267-228-3289 and we will price it against your actual numbers. |
Scroll the table sideways to see all of it.
Why several rows say to ask us. The numbers that depend on your specific deal get quoted on the call, because a single posted figure would have to be the worst case and would be wrong for most deals. Send us the address, the purchase price and the rehab budget and you will get real numbers from the person who actually approves the loan. Call or text 267-228-3289, email Josh@JDMCapitalLending.com, or send the deal through the form.
Terms are subject to underwriting and approval and are not a commitment to lend. Full detail on fix and flip loans and fix and hold loans.
What do properties cost across the county?
The county median list price was $546,000 in May 2026, and that single number hides a spread of more than a million dollars between the top and the bottom of the county. New Hope Borough and Solebury Township at one end are a different business from Bristol Township and Morrisville Borough at the other.
| Where | Median list price |
|---|---|
| New Hope Borough | $1,572,500 |
| Newtown | $1,095,000 |
| Carversville, in Solebury Township | $1,038,000 |
| Doylestown | $795,800 |
| Holland, in Northampton Township | $654,949 |
| Chalfont Borough | $617,505 |
| Middletown Township | $599,900 |
| Yardley Borough | $585,000 |
| Hartsville | $567,450 |
| County median | $546,000 |
Scroll the table sideways to see all of it.
Median list prices from Realtor.com data for May 2026, reported by BucksCo.Today on July 16, 2026. Carversville from Zillow Home Value Index for ZIP 18913, reported by Forbes using September 2024 data, so treat it as directional. List price is not sale price. Call us for a read on a specific block.
At the very top the county is thinner than the medians suggest. All five of the highest Bucks County sales in 2025 cleared $4 million: three in Upper Makefield Township, one in Solebury Township and one in Bedminster Township. Six Bucks ZIP codes rank among the thousand wealthiest in the country, covering Richboro, Washington Crossing, Doylestown, Newtown, Furlong and New Hope.
Top sales and wealthiest ZIP rankings via BucksCo.Today, February 10, 2026, and May 22, 2026.
Why Levittown is the most repeatable rehab market in the county
Levittown is thousands of houses built by Levitt and Sons in the 1950s to a handful of repeated models. For a rehabber that uniformity is worth more than it sounds, and almost nobody underwrites for it.
- Your comps are unusually reliable. When the house three streets over is the same model with the same footprint, an after repair value is an observation instead of an argument. That is the opposite of the problem you get in the western townships, where large custom houses trade a few times a year.
- Your scope is repeatable. The second Levittown rehab costs you less to plan than the first, because the kitchen is the same kitchen. Investors who work this stock build a materials list once and run it repeatedly.
- The stock is old enough to need work and cheap enough to make it pay. These are 70 year old houses at the affordable end of Bucks County, in a county whose upper end runs past a million dollars.
The catch is governmental, not physical. Levittown is a census designated place with no government of its own, and it spans four separate municipalities: Bristol Township, Falls Township, Middletown Township and Tullytown Borough. Four code offices, four fee schedules, four inspection calendars, for houses that are physically identical. Two properties on the same street can answer to different governments.
So the repeatability stops at the property line. Build the model once, then confirm the municipality every single time before you file. Willingboro Township across the river in Burlington County is the same idea by the same builder, with the advantage of being one municipality rather than four.
Who issues your permit in Bucks County?
Your municipality, not the county. Bucks County has no building code department at all. The county's construction role is planning review through the Bucks County Planning Commission, which reviews subdivision and land development proposals across the 54 municipalities, and that is a different thing from a building permit. If you call the county about a permit you will be redirected.
Pennsylvania's Uniform Construction Code has no county tier, so each of the 54 municipalities decides for itself how to enforce it. In practice you will meet one of four setups:
- Its own staff, with a building code official on the township payroll.
- A certified third party agency under contract, which usually means fixed inspector days rather than next day availability.
- A hybrid, with township staff for most trades and an outside agency for electrical.
- Opting out entirely, which does not remove the code. It moves the burden onto you to hire a certified third party agency directly.
The practical rule: identify the exact borough or township before you write the timeline into your offer, and never assume the township next door works the same way.
County departments per the Bucks County directory, which lists no building code office. Planning Commission role per Bucks County. Municipal election and third party agency framework per the Pennsylvania Department of Labor and Industry. Individual township practice per Bensalem, Middletown, Newtown and Warwick.
What are the closing costs on a Bucks County flip?
Realty transfer tax is 2.0% of the value conveyed: 1% to the Commonwealth and 1% split between the municipality and the school district. We checked for any Bucks municipality charging above 1% locally and did not find one, so 2.0% appears to hold county wide, unlike Philadelphia at 4.578% or several municipalities in neighboring Delaware and Chester counties. Bucks County notes that the law does not stipulate who pays, that in most agreements buyer and seller divide it, and that the new owner is responsible for any shortfall. It is paid at recording.
Recording a deed costs $82.75 and recording a mortgage costs $82.75 as base fees, effective January 1, 2026, with additional names at $1.00 each and additional tax parcel numbers at $10.00 each. That schedule changes annually, so check it rather than reusing last year's figure.
Worked example, and it is an illustration rather than a past deal
Take a twin in Bristol Township: $260,000 purchase plus $80,000 rehab, so $340,000 of project cost. At 100% of cost the loan covers both. Transfer tax at 2.0% on the purchase comes to $5,200, commonly split between buyer and seller by agreement. Recording the deed and the mortgage adds $165.50. Your permit goes to Bristol Township rather than the county. Interest and points are quoted on the deal. That same purchase price in Philadelphia would carry about $11,903 of transfer tax instead of $5,200, which is the clearest single argument for working in Lower Bucks rather than the city when the margin is thin.
Transfer tax structure, payment convention and timing per Bucks County and the Pennsylvania Department of Revenue. Recording fees per the Bucks County Recorder of Deeds 2026 fee schedule; confirm the current page allowance with the county, because the fee schedule and the county's own fee calculator describe it differently.
Where we lend in Bucks County
Every borough and township, grouped the way the county actually works rather than alphabetically. The housing stock, the price bands and the permit offices change as you move up the county, and so should your underwriting.
The river towns and Levittown
This is the densest and most affordable part of the county, built out fast after the war, and it carries most of the twin and rowhome inventory in Bucks. Rehab budgets here tend to run smaller and turn faster than anywhere else in the county. We lend in Bensalem Township, Bristol Borough, Bristol Township, Tullytown Borough, Falls Township and Morrisville Borough. Note that Bristol Borough and Bristol Township are two separate governments with two separate permit offices, and a Bristol mailing address does not tell you which one you are in.
Middletown and the Neshaminy boroughs
Postwar suburban stock and a cluster of very small boroughs, several of which are only a few hundred acres, so the municipality changes faster than you would expect while driving. Middletown Township alone had a $599,900 median list price in May 2026, against $585,000 in Yardley Borough. We lend in Middletown Township, Langhorne Borough, Langhorne Manor Borough, Penndel Borough, Hulmeville Borough, Lower Makefield Township and Yardley Borough. Langhorne Borough and Langhorne Manor Borough are, again, two different governments.
The Southamptons, Warminster and Warrington
The western edge of Lower Bucks, running into the Montgomery County line, and the part of the county where the borough and township naming gets most confusing. Holland reached a $654,949 median list price and Hartsville $567,450. We lend in Lower Southampton Township, Upper Southampton Township, Northampton Township, Ivyland Borough, Warminster Township, Warwick Township and Warrington Township. There is no Southampton Borough and no Warminster Borough, which catches people out constantly. Warrington is a township, and the postal name and the municipality are the same thing there.
Newtown and Upper Makefield
Higher price points, larger lots and a lot of genuinely old housing stock, some of it stone and some of it protected. Newtown was at a $1,095,000 median list price, and three of the county's five highest 2025 sales were in Upper Makefield Township. We lend in Newtown Borough, Newtown Township, Upper Makefield Township and Wrightstown Township. Newtown Borough and Newtown Township are separate, and there is a Newtown Township in Delaware County as well, so specify the county on your title order.
Doylestown and Central Bucks
The county seat and the middle of the county, a mix of walkable borough stock and larger township parcels. Doylestown was at a $795,800 median list price and Chalfont Borough at $617,505. We lend in Doylestown Borough, Doylestown Township, New Britain Borough, New Britain Township, Chalfont Borough, Buckingham Township and Plumstead Township. Doylestown Borough and Doylestown Township share a postal address, a school district and a community identity, and they are still two separate permit authorities. Same for New Britain Borough and New Britain Township.
New Hope, Solebury and the canal villages
The Delaware River corridor, and the top of the market. New Hope Borough had a $1,572,500 median list price and Carversville in Solebury Township sat at roughly $1,038,000. Expect older, sometimes stone, sometimes historically constrained buildings, and expect a longer hold: this is the part of Bucks where a rehab timeline is set by what the property is rather than by your crew. We lend in New Hope Borough, Solebury Township, Tinicum Township, Bridgeton Township, Nockamixon Township, Durham Township and Riegelsville Borough. Durham Township is the smallest population in the county and Riegelsville Borough is not much larger, so do not expect a full time building office in either.
Pennridge
The Perkasie and Sellersville area, a set of walkable boroughs surrounded by working farmland, with entry prices well below Central Bucks. We lend in Perkasie Borough, Sellersville Borough, Silverdale Borough, Dublin Borough, Hilltown Township, East Rockhill Township, West Rockhill Township and Bedminster Township. Dublin is a borough in its own right rather than a village inside a township, which trips up search results. One of the county's five highest 2025 sales was in Bedminster Township, so the ceiling here is higher than the medians suggest.
Upper Bucks and Quakertown
The top of the county, running to the Lehigh line. Lower ARVs, larger lots, more farmhouse and older village stock, and the longest distances between permit offices. We lend in Quakertown Borough, Richlandtown Borough, Trumbauersville Borough, Telford Borough, Richland Township, Milford Township, Springfield Township and Haycock Township. Two notes. Telford Borough straddles the Bucks and Montgomery county line, so a Telford property can sit in either county and your title work has to establish which. And there is a Springfield Township in Montgomery, Delaware and Burlington counties too, so the county matters on every document.
Bucks County place names that are not municipalities
Roughly half the place names people use in Bucks County are not municipalities, and filing with the wrong government costs about a week. They are census designated places, villages or postal names with no government of their own. Your permit goes to the parent municipality, and your title work needs the parent municipality, not the name on the mailbox.
Levittown is the big one. It is a census designated place, not a municipality, and it spans four separate governments: Bristol Township, Falls Township, Middletown Township and Tullytown Borough. Two houses on the same Levittown street can answer to different municipalities with different fee schedules and different inspectors.
Show the full table, all 36 rows. Common Bucks County addresses and the municipality that actually has jurisdiction.
| If your address says | Your municipality is |
|---|---|
| Levittown | Bristol Township, Falls Township, Middletown Township or Tullytown Borough |
| Croydon | Bristol Township |
| Newportville, Edgely | Bristol Township |
| Fairless Hills, Fallsington | Falls Township |
| Oxford Valley | Falls Township and Middletown Township |
| Woodbourne, Parkland | Middletown Township |
| Woodside | Lower Makefield Township |
| Cornwells Heights, Eddington, Andalusia | Bensalem Township |
| Trevose, Feasterville | Lower Southampton Township |
| Southampton, Davisville | Upper Southampton Township |
| Richboro, Churchville, Holland, Village Shires | Northampton Township |
| Warminster Heights | Warminster Township |
| Hartsville | Warminster Township and Warwick Township |
| Jamison | Warwick Township |
| Newtown Grant | Newtown Township |
| Washington Crossing, Dolington | Upper Makefield Township |
| Penns Park, Rushland, Wrightstown village | Wrightstown Township |
| Wycombe | Wrightstown Township, partly Buckingham Township |
| Furlong | Buckingham Township, also Doylestown Township |
| Forest Grove, Mechanicsville, Holicong, Buckingham village | Buckingham Township |
| Lahaska | Buckingham Township and Solebury Township |
| Brittany Farms and The Highlands, New Galena | New Britain Township |
| Plumsteadville, Danboro, Gardenville | Plumstead Township |
| Point Pleasant | Tinicum Township and Plumstead Township |
| Carversville | Solebury Township, partly Plumstead Township |
| Lumberville, Center Bridge, Solebury village | Solebury Township |
| Erwinna, Ottsville | Tinicum Township |
| Upper Black Eddy | Bridgeton Township |
| Kintnersville, Ferndale, Revere, Bucksville | Nockamixon Township, Kintnersville also Durham Township |
| Pipersville | Bedminster Township and Plumstead Township |
| Kellers Church, Bedminster village | Bedminster Township |
| Blooming Glen | Hilltown Township |
| Line Lexington | Hilltown Township and New Britain Township, also Hatfield Township in Montgomery County |
| Spinnerstown, Milford Square | Milford Township |
| Zionhill, Springtown, Bursonville, Pleasant Valley | Springfield Township |
| Applebachsville | Haycock Township |
Scroll the table sideways to see all of it.
Two more worth knowing. Coopersburg looks like Upper Bucks on a map and is actually a borough in Lehigh County, touching Springfield Township at two points in its southeast corner, so a Coopersburg property may well be outside our footprint. And a Doylestown address can be in either Doylestown Borough or Doylestown Township, which share a postal address and a school district and nothing else that matters to a permit.
Parent municipality mappings verified place by place, and cross checked from both the place and the township side for every entry that spans more than one municipality. We deliberately left out one commonly used name, Fountainville, because two credible sources assign it to different townships and we would rather omit it than send you to the wrong office.
We also lend across the county lines
Bucks borders two other counties in our footprint, and plenty of investors work both sides of the line. West of Warrington and Warminster Townships we lend throughout Montgomery County, including Horsham and Upper Dublin Townships and the Hatfield area that Line Lexington runs into. South of Bensalem Township the next stop is Philadelphia, where the transfer tax more than doubles and the rehab supply deepens considerably. See where we lend for all eight areas and how the rules differ between them.
Bucks County hard money questions
How fast can a hard money lender close in Bucks County?
We close in as little as 7 days across all 54 municipalities, and rehab draws fund in as little as 24 hours after inspection. Speed comes from two things: we do not require an appraisal, and the person who approves your loan works here rather than at a credit committee you will never speak to. What can slow a closing down is almost always municipal, so read the permit and inspection sections above before you set a settlement date.
What does a hard money loan cost in Bucks County?
Rate and points are quoted per deal rather than posted, because they move with your leverage, your exit and the property. What we can tell you before you call is the part of the cost that is not ours: realty transfer tax here is 2.0%, plus recording fees, and those are the same whichever lender you use. Send the address, the purchase price and the rehab budget and you will get real numbers.
Do you lend in the small Upper Bucks boroughs?
Yes, all of them. Quakertown Borough, Richlandtown Borough, Trumbauersville Borough, Silverdale Borough, Riegelsville Borough and Dublin Borough are all inside our footprint, along with Haycock, Springfield, Milford and Richland Townships. Small municipality, small population and a part time building office do not make a deal harder for us to underwrite. They occasionally make the permit slower, which is a timeline question rather than a lending question.
Which municipality is Levittown in?
Four separate governments. Levittown is a census designated place spanning Bristol Township, Falls Township, Middletown Township and Tullytown Borough, and it has no government of its own. Establish which one your specific address falls in before you build a permit timeline, because the fee schedules and the inspectors differ.
Are there any cities in Bucks County?
None. Every one of the 54 municipalities is a borough or a township: 23 boroughs and 31 townships. If a form asks for the city, it wants the postal name, which is frequently not the same as the municipality with jurisdiction over your property. The table above maps the common ones.
How fast can you close on a Bucks County property?
As little as 7 days. We do not order an appraisal and we underwrite in house, so nobody outside the building sets the pace. In practice the constraint is usually title rather than us, so start title work early. Permits are a separate clock that runs after closing, and that one belongs to your township.
What is the transfer tax in Bucks County?
2.0% of the value conveyed, made up of 1% to the Commonwealth and 1% split between the municipality and the school district. We looked for a Bucks municipality charging more than 1% locally and did not find one. For comparison, Philadelphia is 4.578%, so the same resale price carries well over double the transfer tax across the city line.
Do you lend on the older stone houses along the river?
Tell us about the property. Solebury Township, Tinicum Township, Bridgeton Township and New Hope Borough have genuinely old and sometimes historically constrained stock, where the scope of work and the timeline are set by the building rather than by your crew. That is a conversation worth having before you go under agreement, and it is exactly the kind of call a local lender can make and a remote one cannot.
Do you lend on rentals in Bucks County, or only flips?
Both, and roughly evenly. If you are keeping the property and refinancing once it is stabilized, that is a fix and hold loan. We do not offer DSCR loans, so the permanent financing comes from another lender and it is worth lining that up before you close with us.
Is Telford in Bucks County or Montgomery County?
Both. Telford Borough straddles the county line, the result of Telford in Bucks and West Telford in Montgomery consolidating in 1935. We lend in both counties, so it makes no difference to us, but it makes a difference to your recording and your title work.
Send us your Bucks County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.