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Built for Bridge & Fix-Flip Funding

Hard Money Lender Closings in Florida

Bridge loans, fix-and-flip funding, and short-term investor mortgages — closed fast, with clean title, every time. We know what your lender needs.

☎ (561) 396-2692
A Title Company That Speaks Hard Money

Fast Funding Starts with Clean Title

Hard money lenders care about two things: protecting their lien position and funding the loan on the agreed timeline. Both depend entirely on the title company they hand the file to. Atlantic Title Firm closes regularly with Florida-based and out-of-state hard money lenders funding deals across all 67 Florida counties — we know exactly what title work, endorsements, and post-closing deliverables they expect.

If you are an investor running a fix-and-flip pipeline or building a portfolio with bridge financing, the right title company is the difference between a same-week closing and a deal that dies at the lender. We move fast, we communicate with the lender directly, and we surface title issues early so cure work happens in parallel with loan underwriting — not after it.

5-10
Business Days to Close
24hr
Rush Title Search
67
FL Counties
ALTA
Lender Endorsements Available
Hard money lender closing on Florida investment property
What We Deliver

The Hard Money Closing Checklist

48-Hour Title Commitment

We deliver a full title commitment naming the lender as the proposed insured within 48 hours of receiving the order — usually faster for active investor accounts.

ALTA Lender's Title Policy

Standard ALTA lender's title insurance through top Florida underwriters, with all of the endorsements your hard money lender typically requires.

Existing Mortgage Payoffs

We obtain payoff statements from any existing lenders, confirm release recording, and ensure the new hard money loan takes first-lien position at closing.

Florida Doc Stamps & Intangibles

We calculate and collect Florida's doc stamps on the promissory note and the nonrecurring intangible tax on the mortgage, and remit them with the recorded mortgage.

Direct Lender Communication

We deal with your lender's processor or closer directly — clearing conditions, exchanging wires, confirming insurance — so nothing gets lost in translation.

Same-Day Recording & Funding

Once everyone signs and funds, we record the mortgage with the county clerk same-day, then deliver the final title policy and post-closing package to your lender.

Florida intangible tax and doc stamps on hard money mortgages
Florida-Specific Loan Taxes

Doc Stamps & Intangible Tax, Explained

Every Florida mortgage triggers two state-level taxes that are easy to overlook until closing day. First, documentary stamp tax on the promissory note — $0.35 per $100 of the face amount of the note, capped at the standard statutory rate. Second, the nonrecurring intangible personal property tax on the mortgage itself — $0.002 per $1 (or $2 per $1,000) of the indebtedness secured by Florida real property.

On a $500,000 hard money loan, that is $1,750 in note doc stamps plus $1,000 in intangible tax — $2,750 in Florida state taxes alone, before any recording fees or title insurance. We disclose every dollar of state and county tax on the settlement statement up front, so borrowers and lenders both wire the right amount the first time.

Our Process

How a Hard Money Closing Runs

1

Order Title

Lender or borrower sends order. We open the file and notify all parties same business day.

2

Commitment & Conditions

48-hour title commitment delivered to lender. Conditions cleared in parallel with loan underwriting.

3

Closing Package

Settlement statement, deed, mortgage, note, and lender forms prepared and circulated for review.

4

Fund & Record

Lender wires, borrower signs, deed and mortgage record same-day. Final policy issued post-close.

Common Questions

Hard Money Closing FAQ

How fast can Atlantic Title Firm close a hard money loan in Florida?
For a clean property in any Florida county, we can typically close a hard money purchase in 5–10 business days from contract — assuming the lender has the borrower fully underwritten. Refinances or cash-out loans usually close in 7–14 days. With our 24-hour rush title search option, we have closed in as little as 72 hours.
What does a hard money lender need from the title company?
Hard money lenders typically require: a full title commitment naming them as the proposed insured, an ALTA lender's title insurance policy at closing, evidence of payoff for any existing mortgages, current property tax status, HOA estoppel if applicable, wire instructions on company letterhead, and a fully executed settlement statement. We handle all of this as part of our standard closing package.
Do you issue Florida intangible tax stamps on hard money mortgages?
Yes. We collect and remit Florida's documentary stamp tax on the promissory note (currently $0.35 per $100 of the face amount of the note) and the nonrecurring intangible tax on the mortgage (currently $0.002 per $1 of the indebtedness secured by Florida real property). These statutory taxes are collected at closing and remitted along with the recorded mortgage.
Can you close a hard money deal in an LLC or holding company?
Absolutely. Most of our hard money closings involve LLCs, holding companies, or series LLCs. We just need the operating agreement, evidence of good standing, a manager's resolution authorizing the loan, and a signing authority for the closing — items we can pre-load on file once and reuse for every subsequent deal.
Do you work with out-of-state hard money lenders funding Florida properties?
Yes. We close regularly with out-of-state hard money lenders making loans secured by Florida real estate. We are familiar with the variations in lender requirements — different endorsement packages, wire procedures, and post-closing document checklists — and we coordinate with the lender's processor or attorney throughout the file.
What is the most common reason hard money closings get delayed?
Three reasons account for the vast majority of delays: open title issues that surface late in the file (HOA arrears, code liens, unreleased mortgages), missing entity documentation from the borrower, and last-minute lender condition changes. We minimize all three by issuing the title commitment within 48 hours of opening the file and clearing every condition in writing before scheduling the closing.
Related Investor Services

Where This Fits in Your Stack

Hard money pairs naturally with our other investor services: simultaneous closings for wholesalers using transactional funding, assignment of contract closings when the contract allows, and volume pricing for active investor accounts. Need the bigger picture? See our end-to-end wholesale process or reach out to set up a lender relationship.

Closing on a Hard Money Deal?

Let's Fund It

Send us the contract and lender contact today. We will have title work back inside 48 hours so your lender stays on schedule.

Contact Us → ☎ (561) 396-2692
Order Title Now