Hard Money Lenders in Montgomery County
Fix and flip and fix and hold loans across Lower Merion, King of Prussia, Norristown, Pottstown 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 62 municipalities in Montgomery 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. Montgomery County has 24 boroughs and 38 townships and no cities, and it holds both the most expensive housing in Pennsylvania and some of the cheapest borough stock in the Philadelphia suburbs. Both are our business.
What are the hard money loan terms in Montgomery 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 62 municipalities of Montgomery 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 sale price was $521,000 in June 2026, on 979 closed sales with 6 days on market. That single number hides a municipal spread of more than three to one: Lower Merion Township at $850,000 against Pottstown Borough at $250,000, a factor of well over three, and further still at the ZIP level.
| Municipality | 2025 median | YoY |
|---|---|---|
| Lower Merion Township | $850,000 | +6.9% |
| Narberth Borough | $750,000 | +20.0% |
| Worcester Township | $740,000 | +13.0% |
| Lower Gwynedd Township | $726,000 | +18.5% |
| Lower Moreland Township | $720,000 | +9.9% |
| Whitpain Township | $683,000 | +4.9% |
| Whitemarsh Township | $650,000 | +3.3% |
| Upper Dublin Township | $625,000 | +3.4% |
| Horsham Township | $600,000 | +3.4% |
| Upper Merion Township | $535,000 | +5.4% |
| Springfield Township | $515,000 | +1.0% |
| Abington Township | $430,000 | +1.2% |
| Cheltenham Township | $425,000 | -3.4% |
| Lansdale Borough | $370,000 | -2.6% |
| Norristown | $260,000 | +8.3% |
| Pottstown Borough | $250,000 | +6.4% |
Scroll the table sideways to see all of it.
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. County median from Bright MLS for June 2026. A note on the very small boroughs: several published 2025 medians in this county come off fewer than a dozen sales and are mix shifts rather than market moves, so we have left them out rather than present them as trends.
The Main Line, and the one claim we will not make
Gladwyne, ZIP 19035, had a $1,522,500 median sale price in 2025 and sits wholly inside Lower Merion Township. That is the safe superlative for this county. Villanova, ZIP 19085, shows higher at $1,637,500, and we will not call it Montgomery County's most expensive ZIP, because 19085 straddles Radnor Township in Delaware County and that figure blends two counties together. The same caution applies to Bryn Mawr, 19010, which spans Lower Merion, Haverford Township and Radnor Township.
That is not pedantry. It changes your transfer tax. Lower Merion charges the standard 2.0% and Radnor Township charges 2.5%. On a $1.5 million Main Line resale, which side of the line the deed falls on is worth $7,500.
ZIP level medians from the same Philadelphia Magazine and HomExpert dataset. Radnor Township rate per the Delaware County Recorder of Deeds.
Montgomery County sells faster than anywhere else we lend
The county median sale closed in 6 days on market in June 2026, across 979 sales. For comparison, Burlington County ran at 29 days and Camden at 29. That is not a small difference, and it changes how you should underwrite a project here.
- Your carry assumption should be shorter here than anywhere else in the footprint. A finished house in this county does not sit. If your model assumes 90 days of marketing on a Montgomery County flip, you are probably over reserving.
- Acquisition is the hard part, not the exit. Six days on market means you are competing against buyers who move immediately. This is the single strongest argument for closing in 7 days rather than 30, because the deal you win is the one you can actually fund.
- The exception is the top of the market. Speed collapses above a million dollars. Gladwyne averaged 121 days, so a Main Line luxury project needs a completely different carry assumption from a Pottstown twin. See luxury fix and flip loans.
Three places where two governments share one streetscape
Montgomery County has more municipalities sitting inside other municipalities than anywhere else we lend, and each one is a separate code office with its own fees.
- Narberth Borough is completely surrounded by Lower Merion Township. One continuous streetscape, two governments, and a $100,000 gap in their 2025 medians.
- Hatfield Borough is completely surrounded by Hatfield Township. Same name, two separate governments, and the single most common filing mistake in the north of the county.
- Bryn Athyn Borough sits inside the Huntingdon Valley postal area alongside Lower Moreland and Upper Moreland Townships, so the mailing address tells you nothing about who issues the permit.
The practical rule for this county: confirm the municipality from the parcel record rather than the mailing address, every time. Schwenksville's ZIP 19473 alone serves parts of seven different townships.
Who issues your permit in Montgomery County?
Your municipality. Montgomery County has no building code department, and Pennsylvania's Uniform Construction Code has no county tier at all. Each of the 62 decides for itself whether to enforce the code with its own staff or through a certified third party agency, and the practice genuinely varies.
Practice varies more than people expect. Five examples, all different:
- Lower Merion Township runs it in house. Its ordinance names the Director of Building and Planning as the Building Code Official.
- Abington Township uses a designated township employee.
- Cheltenham Township operates its own Building and Codes Department.
- Douglass Township contracts a third party agency and requires 48 hours notice for inspections.
- Springfield Township is a hybrid: its own building inspector, but a third party must sign off all electrical work before a use and occupancy certificate issues.
Here is the honest caveat, and it is worth more than a list. Some municipal ordinances in this county specify nothing at all. Montgomery Township's code says only that enforcement "shall be undertaken, as determined by the governing body." You cannot infer a municipality's process from its ordinance. Call the township.
Uniform Construction Code framework per the Pennsylvania Department of Labor and Industry. Individual practice per Lower Merion, Abington, Cheltenham, Douglass and Springfield.
The one permit the county does issue, and it can stop a rehab
On lot septic. The Montgomery County Office of Public Health issues sewage permits under Pennsylvania's Sewage Facilities Act, runs the soil probe and percolation test review, and inspects installations. Critically for a flip, there is a Re-use Application triggered by a property transfer or a structural change. If you are buying on septic in the upper county, that is a county approval step a Main Line deal does not have, and it needs to be in your timeline before you go under agreement.
Per the Montgomery County Office of Public Health, page updated December 5, 2025.
What are the closing costs on a Montgomery County flip?
Realty transfer tax is 2.0% everywhere in the county: 1% to the Commonwealth and 1% shared between the municipality and the school district. We checked the title company variation schedules and the codified ordinances of the largest municipalities, and found no Montgomery County municipality charging above 1% locally. That is a meaningful contrast with neighboring Delaware and Chester counties, where seven municipalities do.
Recording a deed costs $87.75 and a mortgage $87.75, both base fees covering up to four names, four pages and one parcel, effective November 24, 2025. Additional pages are $4.00 each and additional parcels $15.50. Third party fee sites are still publishing the pre November figure, so use the county's own schedule.
Worked example, and it is an illustration rather than a past deal
Take a twin in Pottstown Borough: $250,000 purchase plus $85,000 rehab, so $335,000 of project cost. At 100% of cost the loan covers both. Transfer tax at 2.0% on the purchase comes to $5,000, commonly split between buyer and seller by agreement. Recording the deed and the mortgage adds $175.50. Your permit goes to Pottstown Borough. The county only enters the picture if the property is on septic. That same purchase price in Philadelphia would carry about $11,445 of transfer tax instead of $5,000.
Transfer tax per Montgomery County and the Pennsylvania Department of Revenue. Recording fees per the Montgomery County Recorder of Deeds, effective November 24, 2025.
Where we lend in Montgomery County
Every borough and township, grouped the way the county actually works. The housing stock, the price bands and the permit offices change completely as you move from the Main Line to the upper Perkiomen valley.
The Main Line and Lower Merion
The most expensive housing stock in Pennsylvania, much of it large, old and in one of eight historic districts. Lower Merion Township alone had an $850,000 median in 2025. We lend in Lower Merion Township and Narberth Borough, which is a fully independent borough completely surrounded by Lower Merion, with its own permits and its own $750,000 median. Two separate governments, one continuous streetscape.
The Ardmore to Conshohocken corridor
Older borough stock and the river towns, with entry points well below the Main Line proper. We lend in Conshohocken Borough, West Conshohocken Borough, Bridgeport Borough, Plymouth Township and Whitemarsh Township. Plymouth Meeting straddles Plymouth and Whitemarsh, so a Plymouth Meeting address does not tell you which township holds your permit.
Upper Merion and the King of Prussia area
Commercial density, a $535,000 township median and a large amount of postwar housing that has never been touched. We lend in Upper Merion Township, Upper Providence Township and Trappe Borough, Collegeville Borough and Royersford Borough. Note carefully: there is an Upper Providence Township in Delaware County too, and that one charges a 3.0% transfer tax against Montgomery's 2.0%. Same name, one percentage point apart, adjacent counties.
Norristown and the Norritons
The county seat and the cheapest end of the county after Pottstown, at a $260,000 median and rising 8.3% in 2025. Norristown is legally the Municipality of Norristown under a home rule charter adopted in 2004, which means its ordinances and fee schedules do not follow the borough code template its neighbors use. We lend in Norristown, East Norriton Township, West Norriton Township and Bridgeport Borough.
Cheltenham, Abington and the Old York Road corridor
Dense prewar stock, walkable train suburbs, and the part of the county where a mailing address is least likely to match a municipality. We lend in Cheltenham Township, Abington Township, Springfield Township, Rockledge Borough, Jenkintown Borough, Bryn Athyn Borough and Lower Moreland Township. Glenside straddles Cheltenham and Abington. Ardsley straddles Abington and Upper Dublin. Willow Grove reaches across three townships.
Upper Dublin, Horsham and the Willow Grove area
Postwar suburban stock at $600,000 to $625,000 medians, and steady. We lend in Upper Dublin Township, Horsham Township, Upper Moreland Township, Hatboro Borough and Ambler Borough. Horsham is both a township and a village inside it, which trips up search results constantly.
The Gwynedds, Whitpain and Worcester
Larger lots, higher medians and the fastest growth in the county in 2025: Lower Gwynedd up 18.5% and Worcester up 13.0%. We lend in Lower Gwynedd Township, Upper Gwynedd Township, Whitpain Township, Worcester Township, North Wales Borough and Montgomery Township. Blue Bell and Center Square are both in Whitpain and neither has a government of its own.
The North Penn and Souderton area
Working boroughs surrounded by townships, with the county's most confusing naming. Hatfield Township completely surrounds Hatfield Borough, two separate governments sharing one name. We lend in Lansdale Borough, Hatfield Borough, Hatfield Township, Towamencin Township, Franconia Township, Souderton Borough, Telford Borough, Salford Township, Lower Salford Township and Upper Salford Township. Telford Borough straddles the Bucks and Montgomery county line, so a Telford property may record in either.
Pottstown and the Pottsgroves
The cheapest entry in the county at a $250,000 Pottstown median, rising 6.4%, and the deepest supply of small older rowhome and twin stock outside Norristown. We lend in Pottstown Borough, Lower Pottsgrove Township, Upper Pottsgrove Township, West Pottsgrove Township, Douglass Township, New Hanover Township and Limerick Township.
The upper Perkiomen valley
Rural, largely on well and septic, and the part of the county where the Office of Public Health permit becomes your critical path rather than the township. Sewer capacity is genuinely constrained in places. We lend in Perkiomen Township, Skippack Township, Lower Frederick Township, Upper Frederick Township, Marlborough Township, Upper Hanover Township, Schwenksville Borough, Green Lane Borough, East Greenville Borough, Red Hill Borough and Pennsburg Borough. Schwenksville's ZIP 19473 alone serves parts of seven different townships, which is as clear a warning as this county gives.
Montgomery County place names that are not municipalities
Most of the names on Montgomery County listings have no government behind them. Upper Dublin Township puts it best on its own website: its community names "are unincorporated areas with no legal status, and are used primarily by the US Postal Service." That is true across the county, and it is where a week gets lost.
Show the full table, all 37 rows. Common Montgomery County addresses and the municipality that actually has jurisdiction.
| If your address says | Your municipality is |
|---|---|
| King of Prussia | Upper Merion Township |
| Gladwyne, Wynnewood, Bala Cynwyd, Penn Valley, Merion Station, Penn Wynne | Lower Merion Township |
| Ardmore | Lower Merion Township, and Haverford Township in Delaware County |
| Bryn Mawr | Lower Merion Township, plus Haverford and Radnor Townships in Delaware County |
| Villanova, Rosemont, Haverford | Lower Merion Township and Radnor Township, Delaware County |
| Blue Bell, Center Square | Whitpain Township |
| Plymouth Meeting | Plymouth Township and Whitemarsh Township |
| Lafayette Hill | Whitemarsh Township |
| Fort Washington | Chiefly Upper Dublin Township, partly Whitemarsh |
| Dresher | Upper Dublin Township |
| Maple Glen | Upper Dublin Township and Horsham Township |
| Flourtown, Oreland, Erdenheim, Wyndmoor | Springfield Township |
| Glenside | Cheltenham Township and Abington Township |
| Elkins Park, Melrose Park, Wyncote | Cheltenham Township |
| Ardsley | Abington Township and Upper Dublin Township |
| Roslyn | Abington Township |
| Willow Grove | Upper Moreland, Abington and Upper Dublin Townships |
| Spring House, Gwynedd, Gwynedd Valley | Lower Gwynedd Township |
| Harleysville | Mostly Lower Salford Township, also Franconia Township |
| Kulpsville | Towamencin Township |
| Montgomeryville | Montgomery Township |
| Huntingdon Valley | Lower Moreland, Upper Moreland and Abington, plus Upper and Lower Southampton in Bucks County |
| Eagleville, Trooper, Audubon | Lower Providence Township |
| Oaks, Mont Clare | Upper Providence Township |
| Gilbertsville | Douglass Township, postal name also reaches New Hanover |
| Sanatoga | Lower Pottsgrove Township |
| Stowe | West Pottsgrove Township |
| Jeffersonville | West Norriton Township |
| Fairview Village, Cedars | Worcester Township |
| Creamery | Skippack Township |
| Zieglerville, Spring Mount | Lower Frederick Township |
| Obelisk | Lower Frederick and Upper Frederick Townships |
| Woxall | Upper Salford and Marlborough Townships |
| Perkiomenville | Marlborough and Upper Frederick Townships |
| Sumneytown | Marlborough Township |
| Palm | Upper Hanover Township |
| Line Lexington | Hatfield Township, also reaching into Bucks County |
Scroll the table sideways to see all of it.
Three that are municipalities, despite sounding like villages. Horsham, Skippack and Worcester are each a township in their own right as well as a village inside it. And one we deliberately left out: Hendricks. It is a real place name in the upper county, and we could not find a single source placing it in a specific township, so we would rather tell you to call than send you to the wrong office.
We also lend across every county line
JDM Capital is a direct hard money lender in Montgomery County PA, funding fix and flip and fix and hold projects in all 62 municipalities. North and east of Hatfield and Horsham Townships we lend in all 54 municipalities of hard money lenders in Bucks County. South of Lower Merion is hard money lender in Philadelphia, where transfer tax more than doubles to 4.578%. West is Chester County and south west is Delaware County, both of which have municipalities charging above the standard rate. See where we lend for the full picture.
Montgomery County hard money questions
How fast can a hard money lender close in Montgomery County?
We close in as little as 7 days across all 62 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 Montgomery 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.
Are there any cities in Montgomery County?
None. All 62 municipalities are boroughs or townships: 24 boroughs and 38 townships. Norristown is the closest thing to an exception, and it is legally the Municipality of Norristown under a home rule charter rather than a city or a borough.
Which township is King of Prussia in?
Upper Merion Township. King of Prussia is a census designated place with no government of its own, so your permit, your zoning and your transfer tax all run through Upper Merion.
What is the transfer tax in Montgomery County?
2.0% everywhere in the county, being 1% to the Commonwealth and 1% shared between the municipality and school district. We looked specifically for exceptions and found none, which is worth knowing because neighboring Delaware County has four municipalities above that and Chester County has two.
Do you lend on Main Line properties?
Yes, across Lower Merion Township and Narberth Borough, including Gladwyne, Villanova, Bryn Mawr, Wynnewood, Bala Cynwyd, Merion Station and Ardmore. Two things to plan for on that stock. Lower Merion has eight historic districts where exterior changes visible from a public way and demolition need review, though interior work and exact material replacement do not. And a Villanova or Bryn Mawr address may sit in Delaware County, which changes your transfer tax.
What happens if the property is on septic?
Then the county joins your timeline alongside the township. The Montgomery County Office of Public Health issues on lot sewage permits, and a property transfer or a structural change triggers a Re-use Application. In the upper Perkiomen townships this is routinely the longest pole in the tent, so raise it with us before you go under agreement.
Do you lend in Pottstown and Norristown?
Yes. Those are the two cheapest markets in the county at $250,000 and $260,000 medians, both rising in 2025, and they carry the deepest supply of older rowhome and twin stock outside Philadelphia. We do not have a ZIP code list that quietly excludes them.
Do you lend on rentals in Montgomery County?
Both flips and rentals, roughly evenly. If you are keeping the property, that is a fix and hold loan. We do not offer DSCR loans, so line up your permanent lender before you close with us.
Send us your Montgomery County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.