The Real Timeline for Closing Hard Money Loans in Maryland

I’ve funded over 4,000 deals since 2007. And every week, I get the same question from investors: “How fast can you REALLY close?” The answer isn’t as simple as the “24-hour funding!” ads you see plastered across the internet. But in short, we can absolutely close in under 24 hours and have done it many times over the years.

After nearly two decades in hard money lending, I’ve seen deals close overnight. I’ve also seen what should have been simple transactions drag on for three weeks. The difference? It usually comes down to preparation, property complexity, and Maryland’s specific requirements.

 

Here’s what we’ll cover:

The Reality Check on Closing Times

Some lenders advertise 24 to 48-hour closings. And yes, it’s technically possible. I’ve done it many times. But here’s what those ads don’t tell you: that’s the exception, not the rule.

For a well-prepared investor with a straightforward deal in Maryland, you’re looking at a week. That’s the realistic target. Not the marketing hype, but what actually happens when everything goes reasonably well.

The spectrum breaks down like this. Simple deals with experienced investors and clean properties might close in 3-5 days. Standard transactions with typical complications tend to take 7-10 days. Complex situations involving title issues or extensive due diligence often stretch to 14-21 days.

I tell my borrowers to plan for 10 days and be pleasantly surprised if it happens faster. This isn’t pessimism. It’s protecting your earnest money deposit and maintaining credibility with sellers.

Maryland-Specific Factors That Impact Speed

Maryland has quirks that directly affect your closing timeline. And if you’re not prepared for them, they’ll blindside you.

First, there’s the 60-year title search requirement. While other states might get away with a 30 or 40-year search, Maryland typically requires going back six decades. This comprehensive search takes time, usually 2-7 days depending on the property’s history and the title company’s workload.

Then you’ve got county-specific requirements. Many Maryland counties require a lien certificate from the local Office of Finance before recording a new deed. This document certifies any unpaid taxes, water bills, or municipal charges. Getting this certificate can take several days to several weeks, depending on the county.

Baltimore City versus Baltimore County is a critical distinction. They’re separate jurisdictions with different processes, different timelines, and different requirements. I’ve seen deals delayed because someone assumed they were the same. They’re not.

The attorney certification requirement adds another layer. Every deed, mortgage, or deed of trust must include a certification that it was prepared by a Maryland attorney or one of the parties to the transaction. This isn’t optional. It’s Maryland law.

Ready to get your Maryland deal funded? Apply online now (no cost, no obligation) and let’s discuss your timeline.

Your Preparation Determines Your Speed

In my experience, borrower preparedness accounts for about 60% of the closing timeline. You control more than you think.

The fastest closings I’ve seen all had one thing in common: complete documentation from day one. Not partial packages. Not “I’ll get you that tomorrow.” Everything ready to go.

Here’s what separates fast closers from everyone else. They have their entity documents ready (LLC operating agreement, articles of organization, certificate of good standing and EIN number). They provide clear proof of funds for down payment and reserves. Their contractor bids are detailed, not napkin estimates. They’ve already engaged a title company.

I had an investor close in 2 days last month. Why so fast? He submitted everything within 2 hours of our initial conversation. His contractor had already provided a detailed scope of work. He’d ordered the title search before even applying for the loan. That’s professional-level preparation.

Conversely, I see deals drag because borrowers take forever to email over a few simple documents. Every day you take to provide a document is a day added to your closing. It’s that simple.

Why Property Type Matters More Than You Think

Not all properties are created equal when it comes to closing speed. And understanding this can save you weeks of frustration.

Single-family homes in established neighborhoods typically move fastest. The title history is usually straightforward. Comparable sales are easy to find. Contractors are familiar with the typical issues. These deals can close in a few days with the right preparation.

Multi-family properties and commercial buildings are different animals. They require more extensive due diligence. Environmental assessments might be necessary. The renovation scope is usually more complex along with loan document preparation. Plan for closer to 2 weeks.

Properties in Baltimore’s historic districts for example might be more complex. If you’re dealing with CHAP (Commission for Historical and Architectural Preservation), add at least a week to your timeline. The additional approvals and restrictions can’t be rushed.

Vacant properties that have been empty for years often have title issues. Unpaid taxes, code violations, mechanics liens from previous work. Each issue must be resolved before closing. I’ve seen these take 3-4 weeks when multiple problems surface although check with your title company to see what can be expedited.

Construction worker installing new windows

How to Actually Accelerate Your Closing

You want to close fast? Here’s the playbook I share with investors who need speed.

Start your title search immediately after you have the property under contract. If issues surface, you’ll know early and can start resolving them while underwriting proceeds.

Choose your lender based on their process, not just their rates. Ask specific questions. Do they use third-party appraisals, desktop valuations or just a drive-by CMA? Which title companies do they work with most? How do they handle draw requests? The answers reveal their true closing speed.

Build your team before you need them. Have a contractor ready. Know your real estate agent. Establish a relationship with a title company. When you find a deal, you’re not starting from scratch.

Ask for everything the lender needs up front so you can submit a COMPLETE package. I can’t stress this enough. Missing documents create a stop-start dynamic that kills momentum. Stay active by being complete from the start.

Looking for funding on your next flip or rental property? Start your application here and get a real timeline, not marketing hype.

The Delays Nobody Warns You About

Let’s talk about the hidden timeline killers. The stuff that doesn’t appear in any lender’s marketing materials.

Draw disbursements can slow your project to a crawl if not managed properly. You front the money for work, then request reimbursement through a draw. But here’s what they don’t tell you: the inspection and approval process for each draw can take 3-5 days. If you’re not planning your cash flow accordingly, work stops. Make sure you are prepared OR work with a lender that can do quicker draws.

Insurance issues surface more than you’d expect. Your lender requires coverage before funding. But some properties are difficult to insure. Vacant homes, properties with prior claims, properties in flood plains and buildings in certain zip codes. Getting coverage can take a week if complications arise.

The Friday funding myth needs addressing. Many borrowers think they’ll get funds on a Friday for a weekend project start. Reality check: wire transfers sent late Friday often don’t clear until Monday. Banks have cutoff times. Title companies have processing schedules. Plan accordingly.

Municipal lien certificates in certain Maryland counties are notorious for delays. The county’s workload, not your urgency, determines the timeline. I’ve seen these take anywhere from 2 days to 2 weeks. There’s no way to expedite them.

Contractor availability becomes a factor post-closing. You might close quickly, but if your contractor can’t start for two weeks, you’re paying interest while nothing happens. Coordinate your construction schedule before you close, not after.

Baltimore Real Estate

The Bottom Line for Maryland Investors

After being involved in thousands of deals, here are realistic Maryland closing timelines.

If you’re an experienced investor with a clean single-family flip and perfect preparation, you might close in 3-5 days. It can be in 1 day assuming title work is completed as well. But, that’s assuming the lender is local and using their own private funds.

For most investors doing standard deals, plan on 7-10 days. This allows for normal title searches, standard underwriting, and typical Maryland requirements. It’s aggressive enough to win deals but realistic enough to avoid disappointment.

If you’re new to investing or dealing with a complex property, give yourself 14-21 days. Yes, it might happen faster. But setting unrealistic expectations leads to lost earnest money and damaged credibility.

The lenders advertising “24-hour funding” aren’t lying, but they’re not telling the whole truth either. That timeline assumes perfect conditions that rarely exist. It assumes no title issues, no Maryland-specific requirements, immediate document submission, and a property that needs minimal due diligence.

I’ve built my business on being realistic with investors. Speed matters in this business, absolutely. But reliability matters more. I’d rather tell you 10 days and deliver in 8 than promise 3 days and deliver in 5.

The key to fast closing isn’t finding the lender with the boldest marketing claims. It’s understanding the process, preparing thoroughly, and working with a lender who knows Maryland’s specific requirements.

Ready to fund your Maryland real estate deal? Whether it’s a fix and flip, rental property, or commercial project, submit your application today. I’ll give you a realistic timeline based on your specific situation, not generic marketing promises.

Do your homework, assemble your documents, choose your team wisely, and you’ll close faster than 90% of your competition. That’s not theory. That’s 17 years of funding deals talking.

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Real estate investor and contractor