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UNITEDLENDING

Investment property loans · Nassau and Suffolk counties, NY

Hard money, fix and flip and DSCR loans on Long Island, NY

Long Island investors work with a mostly suburban housing stock, from Levittown's postwar one-story houses, most of them altered over the decades, to denser older villages like Hempstead and Patchogue. South Shore places such as Freeport and Long Beach add canal-front and barrier-island homes with real flood exposure. Town rental permits, village rent stabilization and the East End's Peconic Bay transfer tax differ by municipality, so local rules shape each deal.

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Where investors buy

Neighborhoods investors look at on Long Island

Postwar subdivisions such as Levittown, where Levitt and Sons built small one-story houses on concrete slabs from 1947, sit alongside older village centers. On the South Shore barrier island, Long Beach packs bungalows, larger houses and boardwalk apartment buildings and condos onto narrow streets.
LevittownSmall 1947 to 1951 Levitt houses on slabs, most since altered or expanded, so permit history is worth checking.
HempsteadA dense Nassau village where officials have raised concerns about illegally subdivided homes; it has adopted ETPA rent stabilization.
FreeportA South Shore village crossed by canals, with apartment buildings from an early 1960s construction wave; it has also adopted ETPA.
Long BeachA barrier-island city of West End bungalows and boardwalk condos and apartments that took heavy damage in Hurricane Sandy.
PatchogueA Suffolk village whose downtown sits next to its Long Island Rail Road station.

Loan programs

Loans for Long Island real estate investors

Pick the loan that fits the deal: short-term money to buy, renovate or build, or a long-term loan to hold the property. Published limits are subject to appraisal and underwriting.
Long-term

DSCR rental loans on Long Island

30-year loans for Long Island rentals of 1–4 units, fixed or adjustable, qualified on the rent with no personal income verification: up to 85% of the price on a purchase, with loans from $75,000.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

DSCR loans: terms and requirements
Short-term

Fix and flip loans on Long Island

Buy and renovate on Long Island with up to 95% of the price and 100% of the rehab budget, on a 12–18 months interest-only loan with no prepayment penalty when the house sells.

Purchase price up to95%
Rehab funded up to100%
Term12–18 months
Prepayment penaltyNone

Subject to appraisal and underwriting.

Fix and flip loans: terms and requirements
Short-term

Bridge loans on Long Island

Close quickly on a Long Island property with up to 95% of the cost financed and a 12–18 months interest-only term, then sell it or refinance onto a long-term loan. No prepayment penalty.

Leverage up to95% LTC
Term12–18 months
PaymentsInterest only
Prepayment penaltyNone

Subject to appraisal and underwriting.

Bridge loans: terms and requirements
Short-term

Ground-up construction loans on Long Island

Financing for new builds on Long Island, from spec homes built to sell to rentals built to hold. Every project is quoted on its plans, budget and builder.

Quoted on your deal.

Construction loans: get a quote
Long-term

Multifamily and commercial loans on Long Island

Financing for Long Island apartment buildings of five units or more, mixed-use and commercial property, quoted on the building's income.

Quoted on your deal.

Multifamily and commercial: get a quote

Good to know

Before you buy on Long Island

Local rules and costs that change a deal's numbers or closing date on Long Island and Nassau and Suffolk counties. Sources are listed at the bottom of the page.
  • Check whether the municipality has adopted rent stabilization under the Emergency Tenant Protection Act; in Nassau that includes Glen Cove, Long Beach, the Town of North Hempstead and villages such as Freeport, Hempstead, Mineola and Rockville Centre, generally for older buildings of six or more units.
  • Confirm the town's rental permit rules before you close on a rental; the Town of Babylon, for example, requires a permit, valid for two years, before any dwelling unit or whole home is rented.
  • On the East End, budget for the Peconic Bay region transfer tax, which the buyer pays at closing; in Southampton it is 2.5%, including a 0.5% community housing fund portion, on the price above an exemption such as the first $400,000 of an improved residential parcel selling for $2 million or less.
  • On the South Shore and barrier islands, check the FEMA flood zone and price flood insurance, which government-backed mortgages require in high-risk areas.

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Have a Long Island property in mind?

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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Loans on Long Island: common questions

Do you offer hard money loans on Long Island?

Yes. United Lending LLC offers private real estate financing for investors on Long Island and the rest of Nassau and Suffolk counties: fix and flip and bridge loans sized on the deal, and DSCR rental loans sized on the rent. We're headquartered in Brooklyn, New York, and lend nationwide.

Do you offer DSCR loans on Long Island?

Yes. Our DSCR loans are 30-year loans on 1–4 unit rentals, fixed or adjustable, qualified on the property's rent against its monthly payment with no personal income verification, up to 85% loan-to-value on a purchase and loans from $75,000. Investors use them for rentals in Levittown, Hempstead and Freeport, among other parts of Long Island.

How much can I borrow for a Long Island flip?

Up to 95% of the purchase price and up to 100% of the rehab budget, on a 12–18 months interest-only loan. Those are maximums, subject to appraisal and underwriting: the property, your experience and the comps set what your loan gets.

Is there a prepayment penalty on a loan on Long Island?

There's no prepayment penalty on fix and flip or bridge loans. DSCR rental loans come with a choice of prepayment terms, from none up to five years, set out in your written terms before you commit.

Do I need to live on Long Island or have a New York LLC?

No. You can borrow in your own name or through an LLC, wherever you live; many of our borrowers invest outside their home state. If your LLC was formed outside New York, your loan officer will tell you what's needed before closing.

New York

More places we lend in New York

Sources (7)Checked November 9, 2026

United Lending's loan terms are its published program limits. The local rules and costs on this page come from the public sources below, checked on the date shown; confirm them with the city, county or your closing attorney before you rely on them.

  1. NYS Homes and Community Renewal: Rent regulation (ETPA municipalities)
  2. Town of Babylon: Rental Review Board
  3. Town of Southampton: Community Preservation Fund FAQ
  4. NY Tax Law Section 1449-dd (Peconic Bay tax paid by the buyer)
  5. FEMA: Flood insurance
  6. Wikipedia: Levittown, New York
  7. Wikipedia: Long Beach, New York