Hard Money Lenders in Delaware County
Fix and flip and fix and hold loans across Upper Darby, Media, Chester, Radnor, Ridley 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 49 municipalities in Delaware 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. Delaware County has one city, 27 boroughs and 21 townships, and the widest price spread of any county in the region: Radnor Township at $1,192,500 against the City of Chester at $138,500. We lend at both ends of that.
What are the hard money loan terms in Delaware 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 49 municipalities of Delaware 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.
Read this before you plan a 7 day close in Delaware County
Haverford Township needs the use and occupancy application 30 days before settlement, and Upper Darby charges $350 on top to expedite. In this county the municipality, rather than the lender or the title company, is the most likely reason a settlement date moves. Point of sale inspection requirements are common here, several municipalities charge a premium to work to a short timeline, and at least one will not work to a short timeline at all.
| Municipality | What is required | The timing problem |
|---|---|---|
| Haverford Township | Certificate of Use and Occupancy | The application must be filed at least 30 days prior to settlement. It is a filing deadline rather than a fee, so no amount of money shortens it. |
| Upper Darby Township | Residential use and occupancy, $110 single family, $135 duplex | Expedited processing costs $350 on top of the standard application and inspection fee. Re inspections are $75 each and a no show is $100. |
| Radnor Township | Transfer of Real Estate Fee, $150 per property | $300 for expedited service within 14 calendar days, so the fee doubles inside two weeks. |
| Ridley Township | A sale of property process through Code Enforcement, plus an annual certificate of use for every rental unit, occupied or unoccupied | The rental certificate is an ongoing obligation, so it matters more to a fix and hold borrower than to a flipper. |
Scroll the table sideways to see all of it.
That produces two consequences you should plan around:
- Haverford cannot support a genuine 7 day close on the sale side. If your exit is in Havertown, file the moment you have a buyer, well before you have a settlement date.
- Haverford's checklist includes capital work as well as paperwork. Sidewalk and curb replacement, plus disconnecting sump pumps and floor drains. Budget those into the rehab. They are capital items.
None of this changes our loan. It changes what you budget and when you file. Our part still closes in as little as 7 days.
Haverford per the Haverford Township Use and Occupancy page. Upper Darby per Township Code Chapter 290, Fees, published by Upper Darby Township. Radnor per the 2026 Consolidated Fee Schedule, effective January 1, 2026. Ridley per Ridley Township Code Enforcement. Requirements in the other 45 municipalities vary and several publish no schedule at all, so confirm with the municipality before you set a settlement date.
What do properties cost across Delaware County?
Forty eight of the 49 municipalities had enough 2025 sales to publish a median. The spread between the top and the bottom is 8.6 times, which is the widest in the Philadelphia suburbs and the reason a countywide average tells you almost nothing.
Show the full table, all 48 rows. Median sale price by municipality, calendar 2025, with change from 2024 and the number of sales behind each figure.
| Municipality | 2025 median | YoY | Sales |
|---|---|---|---|
| Radnor Township | $1,192,500 | +32.1% | 280 |
| Swarthmore Borough | $845,000 | +76.0% | 70 |
| Thornbury Township | $808,000 | +11.4% | 73 |
| Newtown Township | $805,000 | +14.2% | 182 |
| Edgmont Township | $800,000 | -19.4% | 39 |
| Rose Valley Borough | $740,000 | -14.0% | 17 |
| Upper Providence Township | $697,500 | +4.1% | 88 |
| Concord Township | $650,000 | -4.4% | 169 |
| Bethel Township | $649,000 | +8.9% | 103 |
| Middletown Township | $630,000 | +0.2% | 177 |
| Marple Township | $610,500 | +10.0% | 226 |
| Haverford Township | $540,000 | +2.9% | 485 |
| Media Borough | $528,000 | -2.2% | 47 |
| Nether Providence Township | $505,250 | +5.2% | 186 |
| Springfield Township | $498,000 | +8.3% | 222 |
| Rutledge Borough | $420,000 | +12.8% | 8 |
| Chadds Ford Township | $400,000 | -41.8% | 64 |
| Chester Heights Borough | $400,000 | -11.8% | 73 |
| Aston Township | $380,000 | +5.6% | 179 |
| Ridley Park Borough | $357,500 | +6.7% | 72 |
| Upper Chichester Township | $349,900 | 0.0% | 165 |
| Ridley Township | $325,000 | +5.5% | 339 |
| Morton Borough | $324,500 | -4.4% | 23 |
| Aldan Borough | $315,000 | 0.0% | 45 |
| Brookhaven Borough | $310,000 | +3.4% | 123 |
| Norwood Borough | $305,000 | +1.7% | 61 |
| Prospect Park Borough | $300,000 | -4.5% | 59 |
| Glenolden Borough | $289,500 | +11.8% | 52 |
| Lansdowne Borough | $285,000 | +5.0% | 116 |
| Parkside Borough | $268,250 | +15.5% | 30 |
| Upper Darby Township | $263,500 | +8.4% | 795 |
| East Lansdowne Borough | $250,000 | -2.0% | 15 |
| Tinicum Township | $245,000 | -2.8% | 43 |
| Yeadon Borough | $245,000 | -4.5% | 74 |
| Chester Township | $241,000 | +7.1% | 37 |
| Clifton Heights Borough | $233,750 | +0.3% | 84 |
| Darby Township | $230,000 | 0.0% | 97 |
| Folcroft Borough | $225,750 | +7.5% | 86 |
| Sharon Hill Borough | $220,000 | +10.6% | 42 |
| Collingdale Borough | $218,550 | +9.3% | 81 |
| Trainer Borough | $209,950 | -6.7% | 24 |
| Marcus Hook Borough | $188,000 | +18.2% | 29 |
| Colwyn Borough | $180,000 | 0.0% | 15 |
| Upland Borough | $180,000 | -2.7% | 23 |
| Lower Chichester Township | $175,000 | -6.4% | 58 |
| Eddystone Borough | $170,000 | +1.9% | 19 |
| Darby Borough | $169,000 | +2.4% | 99 |
| City of Chester | $138,500 | +10.8% | 204 |
Scroll the table sideways to see all of it.
Read the sales column before you read the percentage. We have published the sale counts precisely so you can tell a market move from a mix shift. Rutledge Borough's median rests on eight sales, which is below the report's own ten sale threshold for inclusion. Colwyn and East Lansdowne rest on fifteen each, Rose Valley on seventeen, Eddystone on nineteen. Swarthmore Borough's 76.0% rise and Chadds Ford Township's 41.8% fall are what a handful of unusual houses does to a small sample. Neither describes the market. Even Radnor Township's 32.1% is a very large single year move for a municipality doing 280 sales, and we would not underwrite an exit to it. Millbourne Borough is the one municipality with no published figure, because it did not reach ten sales. We lend there too.
Municipal medians from the HomExpert Market Report, the research division of Berkshire Hathaway HomeServices Fox and Roach, comparing calendar 2025 with 2024, published by Philadelphia Magazine on February 20, 2026. The report states that areas needed at least ten sales in 2025 for inclusion.
Who issues your permit in Delaware County?
Your municipality. Pennsylvania administers the Uniform Construction Code through local government, and more than 90% of Pennsylvania municipalities enforce it themselves using either their own staff or a third party agency certified by the Department of Labor and Industry.
The larger municipalities run it in house:
- Haverford Township has its own Building and Codes Department with a staffed use and occupancy inspector.
- Radnor Township runs a Department of Community Development, has adopted the 2021 I codes, and adds a $4.50 state surcharge per permit.
- Upper Darby Township operates Licenses and Inspections with a dedicated Use and Occupancy Division, which tells you how much volume it handles.
- Springfield Township runs its own Building Department and takes permits through an online portal.
- Ridley Township has its own Code Enforcement Department.
Smaller boroughs are more likely to use an outside agency, and the only way to know is to ask. A municipality that contracts out often has fixed inspector days, which is a scheduling constraint rather than a cost.
Uniform Construction Code framework per the Pennsylvania Department of Labor and Industry. Individual practice per Haverford, Radnor, Upper Darby, Springfield and Ridley.
The county permit that catches western Delco deals
On lot septic. The Delaware County Health Department processes and issues permits for the installation of individual and small community on lot sewage disposal systems, under Pennsylvania's Act 537 and the county's own Chapter 500 regulations. The department was established recently and marked three years of public health in Delaware County in 2026, so this is a newer step than long time local investors may remember. If you are buying on septic in Bethel, Concord, Thornbury, Edgmont or Chadds Ford Townships, that is a county approval in your timeline that a Drexel Hill rowhome does not have.
Per the Delaware County Health Department sewage and water program.
What are the closing costs on a Delaware County flip?
Realty transfer tax is 2.0% in most of the county, being 1% to the Commonwealth and 1% to the municipality and school district. Four municipalities charge more, and the county publishes them as a closed list.
| Municipality | Local rate | Total rate |
|---|---|---|
| Upper Providence Township | 2.0% | 3.0% |
| Radnor Township | 1.5% | 2.5% |
| Upper Darby Township | 1.5% | 2.5% |
| City of Chester | 1.5% | 2.5% |
Scroll the table sideways to see all of it.
Two of those deserve a second look:
- Upper Darby is the busiest market in the county at 795 sales in 2025, so the municipality most investors buy in is also one charging above the standard rate.
- There are two Upper Providence Townships. The one in Montgomery County charges the standard 2.0%. They sit in adjacent counties a full percentage point apart.
Recording a deed costs $117.25 all in and a mortgage $115.25 all in, each covering up to four pages, four names and ten folio numbers, effective December 1, 2025. Additional pages are $4.00, additional names $1.00 and additional folios $1.00. The base recording charge is $38.00 and the rest is statutory add ons, so quote the all in figure rather than the base.
Worked example, and it is an illustration rather than a past deal
Take a rowhome in Upper Darby Township: $215,000 purchase plus $70,000 rehab, so $285,000 of project cost. At 100% of cost the loan covers both. Transfer tax at 2.5% on the purchase comes to $5,375, commonly split between buyer and seller by agreement. Recording the deed and the mortgage adds $232.50. Budget the use and occupancy fee on the way out, and if you need it expedited, another $350. That same purchase price in Philadelphia would carry about $9,843 of transfer tax instead of $5,375.
Transfer tax rates per the Delaware County Recorder of Deeds, which lists these four as the complete set of exceptions. Recording fees per the Recorder of Deeds fee schedule effective December 1, 2025.
Where we lend in Delaware County
Every city, borough and township, grouped the way the county actually works. Delaware County is small in land area and enormous in variety, and the housing stock changes completely over a few miles.
The Main Line
The top of the county and the top of the region. We lend in Radnor Township and Haverford Township. Radnor posted a $1,192,500 median in 2025 across 280 sales and charges a 2.5% transfer tax. Haverford is the second busiest market in the county at 485 sales, and is the municipality with the 30 day use and occupancy filing deadline. A Villanova, Bryn Mawr or Wayne address can sit in either of these or across the line in Montgomery or Chester County, so confirm the municipality before you assume the tax rate.
Marple, Newtown and the northern townships
Post war splits and ranches giving way to larger and newer stock as you go west. We lend in Marple Township, Newtown Township and Edgmont Township. Broomall is Marple, Newtown Square is Newtown, and neither is a municipality in its own right. Edgmont's median fell 19.4% in 2025 on 39 sales, which is a thin sample rather than a collapse.
Media and the central county
The county seat and the leafy townships around it, plus two of the smallest and most expensive boroughs anywhere in the region. We lend in Media Borough, Upper Providence Township, Nether Providence Township, Middletown Township, Rose Valley Borough and Swarthmore Borough. Upper Providence Township carries the county's highest transfer tax at 3.0%, which on a $700,000 house is $21,000 rather than the $14,000 it would be next door. Wallingford is Nether Providence and Lima is Middletown.
Western Delco and the Brandywine
The newest, lowest density stock in the county, and the part most likely to be on well and septic and therefore in front of the county health department. We lend in Chadds Ford Township, Concord Township, Bethel Township, Thornbury Township and Chester Heights Borough. Two naming warnings here. Garnet Valley is a school district covering Bethel and Concord. No such municipality exists. And there is a Thornbury Township in Chester County as well as this one, immediately adjacent, so a Glen Mills or Cheyney address needs checking before you file anything.
The riverfront
The oldest and cheapest stock in the county, along the Delaware from the Philadelphia line down to the state border, with refinery and airport adjacency. We lend in the City of Chester, Chester Township, Upland Borough, Trainer Borough, Marcus Hook Borough, Lower Chichester Township, Upper Chichester Township, Eddystone Borough and Tinicum Township. The City of Chester is the cheapest municipality in the county at a $138,500 median on 204 sales, and it charges a 2.5% transfer tax. It is also operating under a state appointed receiver, so treat its fee schedules and ordinance status as subject to change. Essington and Lester are Tinicum, and Boothwyn is Upper Chichester.
Ridley and the MacDade corridor
Dense post war twins and small colonials, high transaction volume, and the practical middle of the county's flip market. We lend in Ridley Township, Ridley Park Borough, Springfield Township, Morton Borough, Rutledge Borough, Parkside Borough, Brookhaven Borough and Aston Township. Ridley Township alone did 339 sales in 2025 at a $325,000 median. Holmes, Woodlyn, Folsom and Crum Lynne are all Ridley Township addresses rather than places with their own government.
The eastern boroughs
Sixteen municipalities packed against the Philadelphia city line, most of them rowhome and twin stock, and collectively the deepest supply of entry priced rehab candidates in the suburbs. We lend in Upper Darby Township, Yeadon Borough, Lansdowne Borough, East Lansdowne Borough, Millbourne Borough, Darby Borough, Darby Township, Colwyn Borough, Sharon Hill Borough, Collingdale Borough, Aldan Borough, Clifton Heights Borough, Folcroft Borough, Glenolden Borough, Norwood Borough and Prospect Park Borough. Note that Darby Borough and Darby Township are two separate governments with two separate code offices and a $61,000 gap in their 2025 medians. Millbourne Borough is the smallest municipality in the county and had too few sales to publish a median, which is not a reason we would decline a deal there. Drexel Hill and Primos are Upper Darby.
Delaware County place names that are not municipalities
Delaware County has 49 governments and several dozen postal names, and the postal name is what appears on the listing. None of the names in the left column has a code office, a transfer tax rate or a use and occupancy process of its own.
| If your address says | Your municipality is |
|---|---|
| Drexel Hill, Primos, Highland Park, Stonehurst | Upper Darby Township |
| Havertown, Brookline, Manoa, Llanerch | Haverford Township |
| Broomall | Marple Township |
| Newtown Square | Newtown Township, spilling into Edgmont and Marple |
| Wayne | Radnor Township, and also Tredyffrin Township in Chester County and Upper Merion Township in Montgomery County |
| Villanova, Rosemont, St Davids, Ithan, Garrett Hill | Radnor Township, and Lower Merion Township in Montgomery County |
| Bryn Mawr | Haverford Township and Radnor Township, plus Lower Merion Township in Montgomery County |
| Ardmore | Haverford Township, and Lower Merion Township in Montgomery County |
| Holmes, Woodlyn, Folsom, Crum Lynne, Milmont Park | Ridley Township |
| Secane | Ridley Township and Upper Darby Township |
| Wallingford | Nether Providence Township |
| Lima | Middletown Township |
| Boothwyn | Upper Chichester Township, reaching into Bethel Township |
| Essington, Lester | Tinicum Township |
| Concordville | Concord Township |
| Garnet Valley | A school district, not a place. Bethel Township and Concord Township |
| Glen Mills | Concord, Thornbury and Middletown Townships, and also Thornbury Township in Chester County |
| Cheyney | Thornbury Township here, and Thornbury Township in Chester County |
| Gradyville | Edgmont Township |
| Marcus Hook, Media, Brookhaven, Aston, Springfield, Chadds Ford | These are municipalities in their own right, despite sounding like neighborhoods |
Scroll the table sideways to see all of it.
If your address is not on this list, call the municipality before you go under agreement rather than after. In this county the answer determines your transfer tax rate, your permit office and whether you have a 30 day filing clock running against your settlement date.
We also lend across every county line
JDM Capital is a direct hard money lender in Delaware County PA, funding fix and flip and fix and hold projects in all 49 municipalities. North east of Haverford and Upper Darby is hard money lender in Philadelphia, where transfer tax jumps to 4.578%. North of Radnor and Marple is hard money lenders in Montgomery County, which charges a flat 2.0% everywhere. West of Chadds Ford and Thornbury is hard money lenders in Chester County, where the City of Coatesville now charges 3.5%. See where we lend for the full picture.
Delaware County hard money questions
How fast can a hard money lender close in Delaware County?
We close in as little as 7 days across all 49 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 Delaware 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% in most of the county, 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.
How many municipalities are in Delaware County?
Forty nine. One city, which is Chester, plus 27 boroughs and 21 townships. We lend in all of them, including Millbourne Borough, which is small enough that it did not record ten sales in 2025.
What is the transfer tax in Delaware County?
2.0% in most of the county, being 1% to the Commonwealth and 1% locally. Four municipalities charge more: Upper Providence Township at 3.0%, and Radnor Township, Upper Darby Township and the City of Chester at 2.5%. The county Recorder of Deeds publishes those four as the complete list of exceptions.
Can you really close in 7 days in Delaware County?
Our side can, and does. What you should plan around is the municipality. Haverford Township requires the use and occupancy application at least 30 days before settlement, and Upper Darby charges $350 to expedite on top of its standard fee. Those are seller side obligations on your exit rather than obstacles to your purchase, but they belong in your timeline from day one.
Do you lend in the City of Chester?
Yes. It is the cheapest market in the county at a $138,500 median and it did 204 sales in 2025, so there is a real market there. Two things to know. The transfer tax is 2.5%, not 2.0%. And the city is operating under a state appointed receiver, so verify current fee schedules and ordinance requirements rather than relying on what was true last year.
Which township is Drexel Hill in?
Upper Darby Township. Drexel Hill is a postal name with no government of its own, so your permit, your use and occupancy inspection and your 2.5% transfer tax all run through Upper Darby.
What happens if the property is on septic?
The county enters your timeline. The Delaware County Health Department issues permits for the installation of individual on lot sewage disposal systems under Act 537. That mostly affects Bethel, Concord, Thornbury, Edgmont and Chadds Ford Townships in the west of the county. Raise it with us before you go under agreement rather than after.
Do you lend on rentals in Delaware County?
Both flips and rentals, roughly evenly. If you are keeping the property, that is a fix and hold loan. One local note for landlords: Ridley Township requires an annual certificate of use for every rental unit whether it is occupied or not. We do not offer DSCR loans, so line up your permanent lender before you close with us.
Send us your Delaware County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.