Luxury Fix and Flip Loans for $1M Plus Projects
Hard money for high end rehabs anywhere in our eight county footprint, from a lender who has walked the comps instead of pulling them off a screen. Seven figure houses are not confined to one corner of this market, and neither are we.
JDM Capital funds luxury fix and flip projects across Greater Philadelphia and South Jersey at up to 100% of cost, covering purchase and rehab in one loan, with no appraisal required and closing in as little as 7 days. A high end flip is not just a bigger rowhome flip. The rehab is larger and the buyer pool is thinner. The single biggest risk is not your rate. It is how long the house sits. Gladwyne homes averaged 121 days on market against 10 days for the Philadelphia metro as a whole. That gap drives every decision on a deal like this.
Hold time is the risk, not the rate
On a $100,000 Kensington flip, an extra two months of carry is an annoyance. On a $1.5 million project it is the difference between a good year and a bad one. The delay is also far more likely, because the buyer pool for a $1.8 million house is a fraction of the pool for a $350,000 one.
Look at the published numbers. Gladwyne averaged 121 days on market. The Philadelphia metro overall ran at 10 days. That is roughly a twelve to one difference inside the same metropolitan area, and it is why a luxury flip has to be underwritten to a realistic marketing period.
So the questions you should be asking a lender on a project like this are not about rate. They are:
- How long is the term, and is it matched to the actual scope? If a lender sets the term from a rate card, people end up in default on a house that is selling fine.
- What happens if I need more time? You should know what an extension costs and how it works before you sign. Not find out at the deadline. Get it in writing either way.
- Who decides? If it is a credit committee you will never speak to, the answer to your extension request is going to arrive late.
We set the term against the scope of work and your exit, we settle how extensions work before you close, and the person who tells you yes is the person who approves the loan. Those three things matter more than the rate, and we will go through all three on the first call.
Gladwyne average days on market from a market report as of August 11, 2026. Philadelphia metro days on market from the Bright MLS June 2026 report, released July 10, 2026. The two figures come from different reports and are published on slightly different bases, so treat the twelve to one gap as a rough scale and not a precise ratio. The direction is clear either way.
Where can you sell a house for $1M?
In a lot more places than the median tables suggest. The median is the most misread number in this business.
A median is the middle of a town's market, not the top of it. Half the houses sold for more. In a town with a $700,000 median, seven figure sales are a normal weekend, not a record. Ranking towns by median tells you what the typical house costs. It tells you almost nothing about where you can sell a finished $1.2 million rehab.
Moorestown, New Jersey shows this best: a $697,200 median and an $879,900 average sale price across 173 transactions. The gap between those two numbers is the top of the market pulling the average up, and it is exactly where a luxury flip sells. Haddonfield averaged $886,988 on the same basis. Neither town has a seven figure median and both trade seven figure houses.
So the useful question is not which towns have a $1,000,000 median. It is which towns have enough depth above $1,000,000 that a finished project finds a buyer. Those fall into three groups:
- Towns where seven figures is the middle of the market. Radnor Township at a $1,192,500 median on 280 sales, Easttown Township at $1,100,000 on 121 and Upper Makefield Township at $1,100,000 on 117. At ZIP level, Gladwyne at $1,522,500. In these places a $1.4 million resale is unremarkable.
- Towns where seven figures is the top of a deep market. This is the biggest group and where most of the work is. Lower Merion, Tredyffrin, Solebury, New Hope, Doylestown, Newtown, Swarthmore, Rose Valley, Narberth, Lower Makefield, Buckingham, Worcester, Lower Gwynedd and the rest of the $700,000 to $1,000,000 range. Twenty six municipalities across four Pennsylvania counties, and every one of them has houses that sell for more.
- South Jersey. Moorestown, Haddonfield and the top of Medford and Cherry Hill. Smaller in absolute numbers than the Pennsylvania suburbs, and worth learning separately because New Jersey taxes the exit. Not the entry.
Philadelphia belongs on this list too, which surprises people. Chestnut Hill, 19118, posted a $930,000 median in 2025, up 23.8% year over year, the highest of any ZIP area in the city and higher than all but a handful of suburban municipalities. The city version carries a much heavier transfer tax at 4.578%, but the market exists and nobody serves it.
Ignore medians published on tiny samples. Newlin Township in Chester County showed $1,300,000 on nine sales and West Marlborough $876,000 on four. Those are not markets. They are a handful of estates, and a median built on nine transactions will move a quarter of a million dollars on one unusual sale.
Villanova, 19085, shows a $1,637,500 median, higher than any other ZIP in the region, but that ZIP straddles Radnor Township in Delaware County and Lower Merion in Montgomery County. Two counties, two transfer tax rates, one postal name. Confirm the municipality from the parcel record before you run the numbers.
That $700,000 to $1,000,000 range is where most seven figure projects get bought. The list:
Show the full table, all 26 rows.
| Municipality and county | 2025 median |
|---|---|
| West Pikeland Township, Chester | $932,500 |
| Solebury Township, Bucks | $930,000 |
| Birmingham Township, Chester | $895,000 |
| Lower Merion Township, Montgomery | $850,000 |
| Thornbury Township, Chester | $850,000 |
| Wrightstown Township, Bucks | $849,500 |
| Swarthmore Borough, Delaware | $845,000 |
| Thornbury Township, Delaware | $808,000 |
| West Goshen Township, Chester | $805,932 |
| Newtown Township, Delaware | $805,000 |
| Edgmont Township, Delaware | $800,000 |
| Wallace Township, Chester | $791,250 |
| New Hope Borough, Bucks | $787,875 |
| West Vincent Township, Chester | $787,500 |
| Newtown Borough, Bucks | $760,000 |
| Narberth Borough, Montgomery | $750,000 |
| Tredyffrin Township, Chester | $745,000 |
| Rose Valley Borough, Delaware | $740,000 |
| Worcester Township, Montgomery | $740,000 |
| Doylestown Borough, Bucks | $734,000 |
| Lower Gwynedd Township, Montgomery | $726,000 |
| Lower Moreland Township, Montgomery | $720,000 |
| Doylestown Township, Bucks | $708,000 |
| Buckingham Township, Bucks | $705,000 |
| Lower Makefield Township, Bucks | $700,000 |
| Plumstead Township, Bucks | $700,000 |
Scroll the table sideways to see all of it.
One correction to what the market believes about Delaware County
Delaware County has a reputation as the rowhome county, and for most of its 49 municipalities that is fair. But Radnor Township posted the single highest municipal median in the entire eight county footprint, at $1,192,500 across 280 sales, ahead of anything in Montgomery, Chester or Bucks. If you are hunting seven figure rehab stock, Radnor is the first place to look. One catch: the transfer tax there is 2.5%, not the standard 2.0%.
Pennsylvania 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, and several published rows fall below that threshold, which is why we have printed sale counts alongside the figures we lean on most. New Jersey average sale prices are fiscal year 2025 figures from New Jersey Division of Taxation home sales data, compiled by 70and73. Averages and medians are different measures and we have labeled which is which every time.
Know your transfer tax rate before you price the exit
At this size transfer tax is one of the biggest single line items in the deal, and the rate is not uniform. Philadelphia charges 4.578%: 3.578% to the city and 1% to the Commonwealth, effective July 1, 2025. Most of suburban Pennsylvania charges 2.0%. A handful charge more, and two of them sit right on top of luxury stock:
| Municipality | County | Rate | On $1,000,000 |
|---|---|---|---|
| City of Coatesville | Chester | 3.5% | $35,000 |
| Upper Providence Township | Delaware | 3.0% | $30,000 |
| Radnor Township | Delaware | 2.5% | $25,000 |
| Tredyffrin Township | Chester | 2.5% | $25,000 |
| Upper Darby Township | Delaware | 2.5% | $25,000 |
| City of Chester | Delaware | 2.5% | $25,000 |
| Everywhere else in suburban PA | 2.0% | $20,000 |
Scroll the table sideways to see all of it.
Radnor charges 2.5%. On a $1.5 million resale that is $37,500. At 2.0% it would be $30,000. And a Villanova or Bryn Mawr address may sit in Radnor at 2.5% or in Lower Merion at 2.0%, decided purely by which side of the county line the deed falls on. The deed decides, not the envelope. Get the rate into your model before you offer.
Sample numbers, not a past deal
Take a house in Radnor Township: $1,150,000 purchase plus $350,000 rehab, so $1,500,000 of project cost, which our loan can cover in full at 100% of cost. Transfer tax at 2.5% on the purchase is $28,750, commonly split between buyer and seller by agreement. Recording the deed and the mortgage adds $232.50. The same purchase inside Philadelphia would carry about $52,647 of transfer tax. Then underwrite the carry against a marketing period measured in months, not days. That is how this market behaves.
Philadelphia rate per the City of Philadelphia. Delaware County rates per the Delaware County Recorder of Deeds. Coatesville per City Code section 203-32 as amended by Ordinance No. 1599-2025. Tredyffrin per Tredyffrin Township Finance. There is no single published schedule covering all 339 municipalities we lend in, so confirm your specific municipality with your title company before you price the exit.
No appraisal, and a second set of eyes on your numbers
We do not require an appraisal on a luxury project, and it matters more here than anywhere else we lend. Two reasons:
- Speed. An appraisal on a high end rehab is a forecast of a house that does not exist yet, and it is usually the longest step in the chain. Cutting it is a big part of how we close in 7 days when you are competing for good stock.
- It would not tell you much anyway. Above a million dollars the comparable sales get scarce. Several of the highest value townships in Chester County do not sell enough houses in a year to produce a reliable figure. An appraiser working from six sales a year is estimating, same as everyone else.
What replaces it is more useful to you: we will look at your resale number with you. Not as a hurdle to clear, but as a second opinion from someone who has been inside the comparable houses.
- Bring us your ARV and how you got there. If we think it holds, you will hear that, and you can bid with more confidence than the next person in the room.
- If we think it is optimistic, you hear that before you buy instead of after you have finished the kitchen. That conversation costs you nothing and it has talked people out of deals.
- We will tell you what the street expects. On a Gladwyne or Solebury project the difference between $1.75 million and $1.95 million is not in a dataset. It is in whether the kitchen was done to the standard that block expects, and whether the lot backs up to something you would want to look at. That is a conversation, not a form.
- Ask us about the scope. Not just the money. If you are not sure a finish level is worth the money, we have seen which finishes paid for themselves on comparable projects and which did not.
The national lenders answer thin comps with data models. We answer with a person on the phone who knows the street. On a block with six sales a year, that is the better tool.
Draws have to scale with the project
A $400,000 rehab does not run on the same draw schedule as a $60,000 one. If your lender releases funds in a handful of large tranches tied to rigid milestones, you will carry six figures of contractor cost out of pocket at some point in the job. On a project this size that is not a cash flow wrinkle. That is a cash crisis.
Our draws are funded in as little as 24 hours from inspection. On a large project we set the draw schedule against your real scope and trade sequence before you close. We do not drop you into a standard schedule and let you find out where it does not fit. Ask about this specifically on the call. It is the detail that separates lenders at this size, and most borrowers only ask once it hurts.
The exit is a sale, and we underwrite it that way
On a mid market rental you have two exits: sell or refinance into long term financing. At $1.5 million you effectively have one. A DSCR refinance does not pencil on a seven figure single family rental, because the rent a $1.5 million house commands does not come close to covering the debt service on a $1.5 million loan. The math is not there, in this market or most others.
We do not offer DSCR loans, so we have nothing else to sell you. If you are running a rental strategy instead, read hard money versus DSCR loans, which explains where the handoff goes wrong.
If your luxury exit is in New Jersey, one rule changed in 2025
If you are reselling above $1,000,000 in Camden, Gloucester or Burlington County, a cost moved onto your side of the table and a lot of people have not caught up with it.
New Jersey used to charge a flat 1% supplemental fee on residential sales of $1,000,000 or more, paid by the buyer. Under P.L. 2025, c. 69, signed June 30, 2025 and effective July 10, 2025, that fee is now graduated and it is legally imposed on the seller instead. On a $1,200,000 resale that is roughly $12,000 that was not yours to pay before. Here is the schedule:
| Sale price | Fee |
|---|---|
| Over $1,000,000 up to $2,000,000 | 1% |
| Over $2,000,000 up to $2,500,000 | 2% |
| Over $2,500,000 up to $3,000,000 | 2.5% |
| Over $3,000,000 up to $3,500,000 | 3% |
| Over $3,500,000 | 3.5% |
Scroll the table sideways to see all of it.
Note that it is a straight percentage of the whole price, not a marginal rate, so crossing a tier is a real cliff. A $2,000,001 sale carries 2%, which is $40,000, against $20,000 at $2,000,000. Price accordingly.
This sits on top of the ordinary Realty Transfer Fee, which the seller already pays in New Jersey. We are flagging it because it changes a New Jersey luxury pro forma and because almost no lender is writing about it. Have your attorney confirm how it applies to your transaction before you rely on it. This is general information and not tax or legal advice.
Per the New Jersey Division of Taxation's notice on P.L. 2025, c. 69.
What are the terms?
| 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.
Where we fund luxury flips
Named town by town, with the price evidence attached.
The Main Line
The deepest high end market in the region, running through Lower Merion Township and Narberth Borough in Montgomery County, Radnor Township and Haverford Township in Delaware County, plus Tredyffrin Township and Easttown Township in Chester County. Gladwyne is Lower Merion. Villanova and Bryn Mawr straddle county lines, and the transfer tax rate changes with the municipality. Lower Merion has eight historic districts where demolition and any exterior change visible from the street need review. Interior work and exact material replacement do not. On a facade heavy rehab that review costs you weeks, so bring it up early.
Central Bucks and the river
The other real seven figure pocket, and the one where the houses have the most character. Upper Makefield Township at a $1,100,000 median across 117 sales is the strongest, followed by Solebury Township at $930,000 across 145. Add Wrightstown Township at $849,500, New Hope Borough at $787,875, Newtown Borough at $760,000, Doylestown Borough at $734,000, Doylestown Township at $708,000, Buckingham Township at $705,000, plus Lower Makefield and Plumstead Townships at $700,000. A lot of this stock is old, and old in Bucks County usually means septic, historic review or both.
Chester County's western estates
Large lots, long marketing periods and the thinnest comps in the region. West Pikeland Township at $932,500, Birmingham Township at $895,000, Thornbury Township at $850,000, West Goshen Township at $805,932 across 280 sales, Wallace Township at $791,250, West Vincent Township at $787,500, Pocopson Township at $770,000 and East Marlborough Township at $701,000. Land here is often enrolled in Act 319 Clean and Green, which carries a rollback tax of up to seven years plus 6% interest compounded annually when the use changes. And conservation easements are common along the Brandywine, so run title before you plan an addition or a subdivision.
The Delaware County high end
Better than its reputation, and the single best place in the footprint to find seven figure rehab stock. Radnor Township tops the entire region at $1,192,500. Behind it, Swarthmore Borough at $845,000, Thornbury Township at $808,000, Newtown Township at $805,000, Edgmont Township at $800,000 and Rose Valley Borough at $740,000. Watch two things here: Radnor's 2.5% transfer tax, and Haverford Township's rule that the use and occupancy application must be filed at least 30 days before settlement, which no fee will shorten.
The Montgomery County pocket
Quieter, newer and often overlooked. Worcester Township at $740,000, Lower Gwynedd Township at $726,000, Lower Moreland Township at $720,000 and Whitpain Township at $683,000. Lower Gwynedd rose 18.5% in 2025 and Worcester 13.0%, the two fastest moves in that county. Blue Bell is Whitpain. Gwynedd Valley and Spring House are Lower Gwynedd. Most of Fort Washington is Upper Dublin.
Inside Philadelphia
The seven figure city market is real but geographically narrow, concentrated in Chestnut Hill, Society Hill, Rittenhouse and pockets of Fairmount and Center City. We lend across all 148 Philadelphia neighborhoods, and we will fund a high end city project. Just price the 4.578% transfer tax into the exit from the first spreadsheet, not the last.
Luxury fix and flip questions
Is this a jumbo hard money loan?
People call it that, and we will answer to it, but the phrase is confusing because "jumbo" in mortgage language means an owner occupied loan above the conforming limit. This is a business purpose loan on non owner occupied investment property, sized to a large project. Luxury fix and flip financing, large balance bridge loan and high end rehab financing all describe the same thing.
What is the maximum you will lend?
We size the loan to the project. A posted ceiling would always be the worst case, and wrong for most deals. Send us the address, the purchase price and the rehab scope and you will get a real number from the person who approves the loan. Call or text 267-228-3289.
Do you really not require an appraisal at this size?
We do not require an appraisal. On a seven figure project the valuation conversation is more involved than it is on a rowhome, and it happens with a person who knows the comparable houses, not through a form. Above a million dollars the comps get thin and a desk model starts guessing.
Where in the Philadelphia area can you sell a house for $1M?
Wider than the median tables suggest, because a median is the middle of a town's market. Not the top of it. Three municipalities recorded a 2025 median above $1,000,000 on solid sale counts: Radnor Township at $1,192,500, Easttown Township at $1,100,000 and Upper Makefield Township at $1,100,000, plus Gladwyne at ZIP level at $1,522,500. But twenty six more sit between $700,000 and $1,000,000, and every one of those trades seven figure houses at the top of its range. In South Jersey, Moorestown and Haddonfield both averaged close to $900,000 across fiscal 2025. In the city, Chestnut Hill posted a $930,000 median.
What transfer tax will I pay on a luxury exit?
It depends on the municipality and the difference is large at this price point. Philadelphia is 4.578%, which is $45,780 on a $1,000,000 resale. Most of suburban Pennsylvania is 2.0%, or $20,000. A handful of municipalities charge more, including Radnor and Tredyffrin at 2.5% and Upper Providence Township at 3.0%. In New Jersey the seller pays the Realty Transfer Fee plus, since July 10, 2025, a graduated supplemental fee starting at 1% above $1,000,000. Confirm your municipality from the parcel record.
How long should I plan to hold a luxury flip?
Longer than you want to. Gladwyne averaged 121 days on market against 10 days for the Philadelphia metro overall. Underwrite a marketing period measured in months, set your term against that and not against optimism, and settle the extension policy before you close.
Can I refinance a luxury flip into a rental instead of selling?
Almost never, and you should test it before you count on it. The rent a $1.5 million house commands does not cover the debt service on a $1.5 million loan, so a DSCR refinance will not clear. At this price point the exit is a sale. We do not offer DSCR loans anyway.
Send us the project
Address, purchase price, rehab scope and your target resale are enough to get a real answer.