A creative hard money lender
Fix-and-flip private lending
WCLD provides private hard money loans for real estate investors buying, rehabbing, and reselling properties across Loudoun County, VA. We review ARV, scope, and exit strategy for deals in Ashburn, Leesburg, Sterling, Herndon, and throughout Loudoun County.
Loudoun County has been one of the fastest-growing counties in Virginia for over a decade, driven by data center investment, Dulles International Airport employment, and the extension of the Silver Line Metro to Ashburn and Dulles. This sustained population growth and infrastructure investment has created strong real estate demand and a consistently active investor market in communities like Ashburn, Sterling, and Leesburg, while the older eastern portions of the county offer the best value-add opportunities.
WCLD reviews deals across Loudoun County including Ashburn, Sterling, Leesburg, Herndon, South Riding, Broadlands, and the older residential communities along the Route 7 and Route 28 corridors. Renovated ARVs across Loudoun County typically fall between $430,000 and $800,000 for single-family homes, with the Route 7 corridor towns and Leesburg at the higher end and the older Sterling and eastern county communities providing the most active investor deal flow. Loan requests for most Loudoun County deals fall between $220,000 and $600,000.
The primary fix-and-flip opportunities in Loudoun County are in older residential communities along the Route 7 and Route 28 corridors where homes from the 1970s and 1980s can be acquired below current market value and brought up to competitive standards. These properties typically need full kitchen and bath updates, flooring, mechanical systems work, and exterior improvement. Total rehab budgets for Loudoun County deals commonly run $60,000 to $100,000 depending on condition and scope.
Loudoun County's buyer pool is driven by technology sector employment, Metro Silver Line access, and above-average household incomes in the Dulles corridor. Buyers in the $450,000 to $700,000 range are comparing renovated homes to new construction townhomes and single-family homes in Ashburn and nearby communities. Move-in-ready product with current finishes and functional layouts consistently outperforms dated inventory. Properties near Metro stations (Ashburn, Loudoun Gateway) or with easy access to the Dulles Toll Road see the strongest buyer interest.
A representative Loudoun County deal in the Sterling sub-market: purchase price $320,000, rehab budget $85,000, total project cost approximately $405,000. ARV supported by recent renovated comps at $590,000. Gross spread approximately $185,000, with net profit around $105,000 to $125,000 after holding costs, loan fees, and commissions. WCLD reviews whether the ARV is well-supported by current comp data in the specific sub-market and whether the full scope is properly budgeted.
WCLD reviews deals throughout Loudoun County including Ashburn, Sterling, Leesburg, Herndon, South Riding, Broadlands, and other established communities. Active investor markets with consistent comparable sales data get the fastest review. Deals in rural or very new development communities are evaluated individually.
Yes. Metro Silver Line access to Ashburn and Dulles is a significant ARV driver that WCLD factors into its review for deals in eastern Loudoun County. Properties within reasonable distance of Metro stations in Ashburn and nearby communities can support higher ARVs than comparable properties further from transit. WCLD looks at current comparable sales data rather than theoretical Metro premiums.
WCLD can typically close in 3 to 4 business days after term approval when title is clean and the project is properly documented. Loudoun County is an active investor market — calling WCLD before signing a contract allows you to get terms confirmed and move with confidence when the right deal appears.
WCLD looks at collateral, purchase price, after-repair value, budget, borrower experience, liquidity, title, timeline, and exit strategy. Loan amounts commonly fall between $150,000 and $1,000,000, and leverage may reach 70% to 80% loan-to-cost depending on the project and borrower strength.
When due diligence is complete, WCLD can often close within 3 to 4 days after title binder and term approval. Eligible rehab draws can often be funded within 48 hours after WCLD inspection, depending on project status and documentation.
Use the WCLD Deal Analysis Calculator to review ARV, rehab budget, holding time, ROI, and projected profit before you commit to a project.
Call 703-350-4339 first. If it is easier, send the property address, purchase price, rehab or construction budget, ARV, and timeline through the contact form.
Loan terms, leverage, draw timing, and closing speed depend on collateral, title, borrower strength, project scope, market conditions, and WCLD underwriting. This page is informational and is not a commitment to lend.