Fix and flip loans in Massachusetts, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Boston, Worcester, Springfield, and Cambridge. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Massachusetts projects. No state-line carve-outs on pricing or leverage; a Suffolk County flip prices off the same rate sheet as a Worcester County flip.

Massachusetts does not require a separate state lender license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Massachusetts fix and flip loans under that posture, with closings handled through the customary Massachusetts closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Massachusetts fix and flip activity in our book lands in a $385,000 to $925,000 ARV band, with loans typically between $310,000 and $745,000 on a single asset. Boston and Worcester skew toward the lower half of that band on entry-level cosmetic flips; Cambridge, Somerville, and inner-belt Boston stretch to $1,650,000 plus on full-gut projects. We will write a Massachusetts loan as small as $100,000 and as large as $5,000,000.

Massachusetts is an attorney-closing state. A licensed Massachusetts real estate attorney handles the closing in coordination with a title insurance underwriter; no escrow agent in the western-state sense. PML works with closing-attorney panels in every major Massachusetts metro and routes the deed of trust and closing protection letter accordingly. A clean Massachusetts file regularly closes 6 to 9 business days from term-sheet acceptance.

Massachusetts imposes a deeds excise tax at $4.56 per $1,000 of consideration ($6.12 in Barnstable County). The buyer pays the registry recording fee on the deed and mortgage. PML’s quote on the HUD reflects the actual Massachusetts tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Massachusetts winters slow exterior trade work (roofing, siding, concrete) from late November through March, but they do not slow our draw cadence. Inspector clears within one business day, wire goes out within 48 hours, year-round. Plan rehab budgets with a 2 to 4 week seasonal cushion on cold-weather exterior scopes.

Massachusetts is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice to trustee sale in roughly 75 days post-notice. As a sponsor this should never matter; as an underwriting input it is one reason our Massachusetts loans price cleanly off the national rate sheet.

The Suffolk County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Massachusetts metros (Worcester, Springfield and Cambridge) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Massachusetts trustee sales typically happen on a posted weekly or monthly schedule at the county courthouse. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most Massachusetts non-judicial auctions and most online foreclosure platforms. Clean title and a binding term sheet can move from winning bid to wire in 7 to 10 calendar days.

Yes. PML can close into a newly-formed Massachusetts LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with the standard Massachusetts transfer-tax treatment applied at close. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.