Fulford Lending

Fulford Lending is a family owned and operated direct private money lender, established in 2006, primarily focused on real estate in the Greater Washington, DC metropolitan area.We underwrite, fund and service all of our loans.

Direct Private Lender

Fulford Lending is not a broker; we lend family funds and service each of our loans. Fulford Lending is able to fund loans on both residential (investment properties) and commercial properties. We use your equity position in the property to determine the extent of your borrowing capacity. When you call or send an application you will speak directly to a decision maker. We provide honest answers quickly regarding your prospective loan.

Flexible Strategy

We don’t use a standardized underwriting process. Instead, we evaluate each deal individually. We are an independent lender who is able to tailor deals to our clients specific needs. There is no rule book, just people working to enhance each others investments.

Fast Approval & Closing

We prioritize getting a deal done as quickly and effectively as possible. Our sole purpose is to make good deals that make sense for both parties. A mutual agreement has to deliver mutual benefits.

Property Geographic Area Details

We primarily fund in Virginia, Maryland, and Washington DC. Other states are considered on a case by case basis.

Loan Amounts

$25,000 to $2,000,000

Interest Rates

9% to 15%

Max Loan-To-Value


Max Loan-To-Cost


Origination Fees

2% to 4%

Loan Terms

0 months to 72 months

Lien Position

  • 1st
  • 2nd
  • 3rd

Loan Purpose

  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Invest in a Business
  • Business Working Capital
  • Value Add Project
  • Development Project

Property Occupancy

  • Vacant
  • Tenant Occupied 100%
  • Owner Occupied Commercial
  • Owner Occupied Residential

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property

Property Types

  • 2-4 Units Residential
  • Adult Day Care
  • Assisted Living Facility
  • Auto Dealership
  • Auto Repair
  • Bed and Breakfast
  • Car Wash
  • Casino
  • Child Day Care
  • Cinema
  • Club
  • Commercial Condominium
  • Commercial Land
  • Community Center
  • Condominium
  • Equestrian
  • Event Center
  • Gas Station
  • Golf Course
  • Gym
  • Healthcare
  • Hostel
  • Hotel
  • Industrial
  • Marina
  • Mixed-Use
  • Mobile Home Park
  • Motel
  • Multifamily
  • Night Club
  • Office
  • Parking Lot
  • Place of Worship
  • Portfolio of Commercial Properties
  • Portfolio of Residential Properties
  • RV Park
  • Ranch
  • Recreational
  • Rehabilitation Facility
  • Religious Facility
  • Residential Land
  • Retail
  • Senior Housing
  • Single Family Residence
  • Sports Facility
  • Storage Facility
  • Student Housing
  • Vehicle Parking
  • Winery

Loan Types

  • Private Money
  • Hard Money
  • Commercial Bridge
  • Residential Bridge
  • Commercial Property Value Add
  • Residential Fix and Flip
  • Residential Rehab and Rent
  • Commercial Ground-Up Construction
  • Residential Ground-Up Construction
  • Commercial Long-Term

Specialty Loan Types

  • 2nd Mortgage Equity Cash Out
  • 3rd Mortgage Equity Cash Out
  • Land Development
  • Residential Long-Term Rental
  • Reverse 1031 Exchange
  • Bankruptcy Resolution
  • Foreclosure Bailout
  • Line of Credit Single Property
  • Line of Credit Portfolio of Properties
  • Primary Residence Business Purpose Cash Out
  • Subdivisions

Junior Liens

Junior Lien Loan Amounts

$50,000 to $500,000

Junior Lien Interest Rates

10% to 15%

Junior Lien Loan-to-Value


Junior Lien Loan-to-Cost


Junior Lien Origination Fees

2% to 5%

We Fund Junior Position Loans


Junior Lien Types

  • Refinance
  • Equity Cash Out

Land Loan


For more information, please visit our website: https://www.fulfordlending.com/borrowers/

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Agricultural Land

Will Consider Land That is NOT Entitled


Max LTV for Land


Max LTC for Land Acquisition


Purchase Loan

Max Loan-To-Purchase Price


Borrower Must Have Property Under Contract


Will Provide Proof of Funds Letter


Will Consider Lending on Purchase from Auction


Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Another Investment Property
  • Equity in Primary Residence
  • Seller Financing
  • Crowdfunding
  • Family

Rehab Value Add Loan

Experience Required


Minimum Number of Value-Add Projects Completed by Borrower


Will Provide Funds for Renovation Costs


Max LTC for Renovation Costs


Interest Charged for Renovation Costs

Only on Funds Drawn

Typical Number of Days for Funds Draw


Construction Loan

Development Experience Required


Minimum Number of Ground-Up Construction Projects Completed by Borrower


Max LTC for Ground-Up Construction Costs


Interest Charged for Construction Costs

Only on Funds Drawn

Will Lend on Partially Completed Construction Projects


Details and Requirements

Typical Closing Time (Days)


Fastest Closing Time (Days)


Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only

Pre Payment Penalty


Will lend to a foreign national


Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage


Will Consider Collateralizing Multiple Properties in One Loan


Will Consider Equity Joint Venture


Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
  • Non-Profit Corporation
  • Self-Directed IRA

Documentation Required

  • Loan Application

Personal Guaranty (Recourse) Required


Credit Check Required


Appraisal Required for Residential Property


Appraisal Required for Commercial Property


Broker Price Opinion (BPO) Accepted for Residential Property


Broker Price Opinion (BPO) Accepted for Commercial Property



Underwriting Fee

$195.00 to $195.00

At your loan closing we will deduct a $195 Underwriting Fee from the loan proceeds. We do not charge any upfront fees.

Documents Fee

A Document Fee will be charged and paid out of the loan proceeds at closing. The amount varies depending on the loan amount, number of properties involved, turn around time and the closing jurisdiction. We will give you a written estimate as part of the approval process.

Prior to starting Fulford Lending in 2006, and for over 50 years, we have been involved in all aspects of real estate in the Greater Washington DC metropolitan area. We owned/own and operate various enterprises which include development, construction and management of all types of real estate ventures from simple single family rehabs, new construction, tenant build-outs, rentals (i.e. shopping centers, office buildings and even single family investment properties), farming and forestry. Our knowledge of the subject matter means you’re speaking with someone who understands your needs and can package a loan meeting those needs.

A Fast Common Sense Approach To Hard Money

As you start the process of looking for financing we would like to note the differences between Fulford Lending and other lenders. First, whenever you speak with us you are speaking with a decision maker who has in all likelihood experienced the particularities of your situation. The money that we lend is our money, and therefore, our decisions are based on a common sense approach. This allows us to make quick decisions and offer flexibility in our loan terms specific to your needs.   Over sixty percent of our borrowers are repeat customers, which we believe is a direct result of our interest only rates, as well as our flexibility and our desire to make sure that our loans are viable in all respects for the success of our borrowers.

Year Established


Office Locations

7138 Carol Lane, Falls Church, Virginia 22042

Primary Capital Source

  • Own Funds

Alternative Capital Sources

  • Bank Credit Line
  • Bank Pledge of Individual Mortgages

Loan Structure for Majority of Loans

  • Own Balance Sheet

Percentage of company’s lending business focused on private mortgage


Company’s Other Business Activities Besides Private Mortgage Lending

  • Commercial Real Estate Investing
  • Residential Real Estate Investing
  • Real Estate Development

Percentage of Loans Secured by Commercial Property


Percentage of Loans Secured by Residential Property


Percentage of Residential Property Loans Which are Fix and Flip


Percentage of Residential Property Loans Which are Buy and Hold


Percentage of Residential Property Loans Which are Owner-Occupied


Total Number of Loans Funded to Date


Total Loan Volume Funded to Date


Completed Transactions

Fulford Lending

Private Loan Funding
Washington, DC
Assisted Living Facility, Single Family Residence

Residential Long-Term Rental

Fulford Lending

Private Loan Funding
Beltsville, MD
Single Family Residence

Residential Fix and Flip

Fulford Lending

Private Loan Funding
Washington, DC


Fulford Lending

Private Loan Funding
Temple Hills, MD
Auto Repair

Commercial Long Term

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.


At the end of the form you can enter the additional properties.

(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


(temp use, storage, billboard, parking, etc.)


If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.


how will the loan be paid off?


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