LTV & LTC calculator

For private and hard-money lending. Enter what you know, and every ratio this page can compute from it updates as you type. Nothing is uploaded; the math runs in your browser.

The formulas

LTV = loan amount ÷ property value. LTC = loan amount ÷ (purchase price + rehab budget). LTARV = loan amount ÷ after-repair value. Same numerator three times. The denominators answer different questions: what the collateral is worth today, what the borrower is spending, and what the property should be worth when the work is done.

A worked example: a house worth $400,000 as-is with a $260,000 loan is at 65% LTV. If the borrower bought it for $300,000 and budgets $50,000 of rehab, the same loan is 74.3% of the $350,000 total cost, so the borrower has roughly $90,000 of their own money in the deal. Both numbers matter: LTV protects the lender at the exit, LTC keeps the borrower committed until then.

How lenders use the caps

Most private lenders quote a maximum LTV between 60% and 75% of as-is value, tightening toward the low end for rough condition, thin markets, or first-time borrowers. Fix-and-flip term sheets usually carry two caps at once (a percentage of ARV and a percentage of cost) and fund the lower of the two. The band table above is the first read a deal gets: which cap binds, and how much room is left under it.

FAQ

What's the difference between LTV and LTC?

LTV divides by what the property is worth; LTC divides by what the borrower is spending. A deal bought under market can look safe on LTV while the borrower has almost nothing in on LTC, which is why term sheets cap both.

What LTV do private lenders actually lend at?

Commonly 60–75% of as-is value, deal-dependent. ARV-based loans are typically capped at 65–70% of ARV and again as a percent of cost.

What is LTARV?

Loan-to-after-repair-value: total loan (rehab holdback included) divided by projected post-renovation value. It's the headline ratio on flip term sheets, and only as reliable as the ARV under it.