Private Money Lender — California
California Private Money Lending, Direct From the Source.
Capital Direct Funding lends its own and its investors' capital on California real estate — no loan committee, no brokering your file across town. Eight business-purpose programs from 9.50%, $50,000 to $5,000,000, secured by first trust deeds and closing in as few as 7 business days.
$200M+
Deployed Since 2009
500+
California Loans Funded
7 Days
Fastest Standard Close
8
Loan Programs
What Private Money Is
Asset-Based Lending, Built for California Timelines
A California private money loan — the industry uses "hard money" interchangeably — is short-term financing secured by real estate and underwritten on the asset rather than the borrower's tax returns. Banks underwrite the borrower and take 45 to 60 days; private lenders underwrite the property, the equity, and the plan, and close in days. That difference is the entire product: in competitive California markets, the buyer who can actually close wins the deal, and the owner facing a deadline keeps the property.
What separates lenders inside this industry is where the money comes from. Many "lenders" are brokers who shop your file until someone bites — every handoff adding days and points. Capital Direct Funding is a direct lender: we deploy our own capital and our accredited investors' capital, loans are made or arranged through our California DRE broker license (#01885595), and the person who quotes your deal is the person who funds it. We've run this model from one office in West Covina since 2009 — over $200M across 500+ California transactions, through every kind of market.
Every loan is business-purpose, secured by a first trust deed at conservative leverage — typically 70% loan-to-value or below. Conservative leverage is not a limitation; it is why our approvals hold up through closing instead of getting "re-traded" the week of funding.
California Rates & Terms
Published Numbers, Program by Program
Most California private lenders publish a vague blended range or no numbers at all. Here is every program we offer, with its actual starting rate, leverage, term, and size — the same numbers on our rates and terms page.
| Program | Rates | Max Leverage | Term | Loan Amount |
|---|---|---|---|---|
| Fix & Flip | From 9.99% | Up to 75% of ARV | 6–18 months | $100K–$3M |
| Bridge | From 9.99% | Up to 70% LTV | 6–24 months | $100K–$5M |
| Ground-Up Construction | From 10.99% | Up to 65% of completed value | 12–24 months | $250K–$5M |
| Cash-Out Refinance | From 9.99% | Up to 65% LTV | 12–36 months | $100K–$3M |
| Probate & Estate | From 10.99% | Up to 65% LTV | 6–24 months | $100K–$3M |
| Foreclosure & Bankruptcy Recovery | From 11.99% | Up to 60% LTV | 6–24 months | $100K–$2M |
| Self-Employed Solutions | From 9.99% | Up to 70% LTV | 6–36 months | $100K–$3M |
| ADU Construction | 9.5%–11% | 75–85% LTC (per unit) | 12–18 months | $60K–$300K |
Rates are starting points as of the date on this page and depend on property, leverage, and exit; final pricing comes in a written term sheet. All loans business-purpose, first trust deed, subject to underwriting. DRE# 01885595 | NMLS# 1159831.
Where We Lend
Statewide Lending, Southern California Depth
We lend on real estate throughout California. Our deepest market knowledge is Southern California — the five counties below hold most of the $200M+ we've deployed, and the San Gabriel Valley cities around our West Covina headquarters are streets we drive every day.
Elsewhere in California
Northern California, the Central Valley, and the Central Coast — if it's California real estate with a sound deal behind it, call us. (626) 796-1680
Why Borrowers Choose CDF
A Family-Run Direct Lender, Not a Loan Factory
Frank Williams founded Capital Direct Funding in 2009, in the teeth of the credit crisis, on a simple premise: California real estate deals fail on speed and certainty more often than on price. Seventeen years later the company is still family-run from the same city, and the model hasn't changed — direct capital, one office, decisions made by the people who answer the phone.
That structure shows up in the loans. Complex situations that stall at committee-run shops — probate purchases on court timelines, foreclosure payoffs with a trustee sale date set, construction draws that can't wait two weeks, self-employed borrowers whose returns understate real cash flow — are our core business, not exceptions to it.
Step 1
Apply
Submit your loan inquiry online or by phone. We respond within 24 hours with an initial assessment and preliminary terms.
Step 2
Underwrite
Our team evaluates the property and deal structure. We order the appraisal, title, and complete our due diligence.
Step 3
Approve
Receive your commitment letter and clear closing conditions. We work with your escrow and title to prepare for funding.
Step 4
Fund
Sign documents and receive your funds. We close in as few as 7 days from completed application. Fast, simple, done.
Borrower Outcomes
What Working With a Direct Lender Feels Like
“Capital Direct Funding got us closed in 5 days when our bank fell through at the last minute. They understood the deal, moved fast, and made it happen. We've done multiple deals with them since.”
“As a self-employed borrower, getting financing was a nightmare until I found CDF. They looked at the property and my track record, not just my tax returns. Simple, straightforward process.”
“I've been investing in their trust deed offerings for over three years. Consistent returns, complete transparency, and the team is always available to answer questions. Highly recommend.”
“We had a complicated probate situation and every other lender passed. CDF understood the process, worked with our attorney, and funded the deal. True specialists in complex situations.”
The Other Side of the Loan
Invest in California First Trust Deeds
Every loan on this page is funded by capital like yours. Accredited investors earn 8.95%–10.95% in whole-note, first trust deed positions secured by California real estate — monthly interest, no fund fees, no lock-ups, and you select every deal individually.
How Trust Deed Investing WorksCalifornia Private Money FAQs
Straight Answers, With Numbers
What do private money lenders charge in California?
Capital Direct Funding's rates start at 9.50% and vary by program and risk profile: Fix & Flip, Bridge, Cash-Out Refinance, and Self-Employed loans from 9.99%; Ground-Up Construction and Probate & Estate from 10.99%; Foreclosure & Bankruptcy Recovery from 11.99%; ADU Construction 9.5%–11%. Origination costs are quoted per deal in a written term sheet before you commit.
How fast can a private money loan close in California?
As fast as 7 business days from a completed application. Underwriting, document preparation, and funding all happen in one West Covina office, so there is no committee review cycle between your application and a decision.
Where in California do you lend?
Statewide, with our deepest concentration in Southern California — Los Angeles, Orange, San Diego, Riverside, and San Bernardino counties, where most of our $200M+ has been deployed since 2009.
Are these consumer home loans?
No. Our loans are business-purpose loans secured by California real estate — investment property, commercial buildings, and business-purpose transactions. If your scenario is consumer-purpose, we will tell you on the first call and point you toward the right kind of lender.
What loan amounts and leverage do you offer?
$50,000 to $5,000,000 secured by a first trust deed, typically at or below 70% loan-to-value — up to 75% of ARV on fix & flip and 75–85% loan-to-cost on ADU construction. Conservative leverage is why our investors fund deals quickly and why approvals hold up through closing.
What is the difference between private money and hard money?
In California practice they describe the same thing: an asset-based loan funded by private capital rather than a bank, secured by real estate, and underwritten primarily on the property and the plan. 'Private money' emphasizes the capital source; 'hard money' emphasizes the hard asset. Capital Direct Funding is a direct lender either way — we lend our own and our investors' capital rather than brokering your file to someone else.
How do you qualify borrowers without tax returns?
We underwrite the asset: purchase price or value, protective equity, the renovation or exit plan, and your track record. No tax returns are required and there are no minimum-credit cutoffs — the property and the deal structure carry the file.
Are you licensed in California?
Yes. Loans are made or arranged through a California Department of Real Estate broker license — DRE# 01885595 — and we carry NMLS# 1159831. We have operated from West Covina, in Los Angeles County, since Frank Williams founded the company in 2009.
What property types do you lend on?
Non-owner-occupied residential (1–4 units), small multifamily, commercial, mixed-use, and construction projects including ADUs — all as business-purpose loans secured by California real estate in first trust deed position.
Do you work with mortgage brokers and referral partners?
Yes — brokers, attorneys, CPAs, and real estate agents refer clients to us regularly, and we protect those relationships. See our professionals pages or call (626) 796-1680 to discuss a scenario.
Have a California Deal? Get an Answer Today.
One conversation is usually enough to know whether your scenario fits — and if it does, terms follow in writing within 24 hours.