LTV & LTC calculator

For private and hard-money lending. Enter what you know — 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.