Suffolk County Hard Money Lender — Hamptons to Brentwood, Same-Day Commitment
Long Island-based direct hard money lender serving all of Suffolk County — from Brentwood to the Hamptons. Fix & Flip from 9.5% · DSCR from 6.5% · Hamptons loans to $5M+ · Up to 90% LTV · No income docs. Same-day term sheet — close in 7 days.
Suffolk County's Preferred Hard Money & Private Money Lender
Suffolk County is the largest county on Long Island by geography and offers the most diverse real estate investment opportunities of any market in the New York metro area. From high-volume fix-and-flip opportunities in Brentwood and Bay Shore to $2M–$5M+ luxury renovation plays in East Hampton and Southampton, Suffolk County has a deal segment for every investor profile. Sab Tera Lending is headquartered on Long Island — we understand Suffolk County's unique micro-markets from the South Shore to the North Fork to the Hamptons.
As both a hard money lender and private money lender in Suffolk County, Sab Tera lends directly from our own balance sheet. No brokers. No institutional approval chains. When you submit a Suffolk County deal, you reach a lender who can say yes on the same day — and close in a week.
Suffolk County Investment Market — Two Distinct Opportunities
- →Western Suffolk — High-Volume Market: Brentwood, Central Islip, Bay Shore, Wyandanch, and Babylon offer the highest flip volume in Long Island. Entry prices of $300K–$450K with ARVs of $550K–$750K create strong returns for active investors. Sab Tera funds dozens of deals per year in this corridor.
- →Mid-Suffolk — Growth Corridor: Huntington, Smithtown, Hauppauge, Commack, and Patchogue are seeing accelerating values as NYC buyers price shop across the Island. Strong DSCR rental opportunities with excellent Long Island Rail Road commuter access.
- →The Hamptons — Luxury Market: East Hampton, Southampton, Bridgehampton, Westhampton, and Sag Harbor represent the premium end of the Suffolk County market. Luxury renovations of $500K–$2M on $1M–$3M properties produce some of the highest dollar-value profits available anywhere in New York.
- →North Fork — Wine Country & Vacation Rentals: Riverhead, Mattituck, Cutchogue, and Greenport attract DSCR vacation rental investors. Short-term rental income from North Fork wine country properties produces exceptional DSCR ratios.
- →Eastern Suffolk — Value Play: Mastic, Shirley, Coram, Medford, and Selden offer the most affordable entry points in Suffolk County with improving values. Investors who moved early into these markets have seen excellent appreciation over the past 3 years.
Recent Sab Tera Deals in Suffolk County — Real Numbers
Suffolk County's diverse markets require a lender who understands every sub-market. Here are real Sab Tera transactions across the county — from western workforce housing to Hamptons luxury:
Suffolk County Communities We Serve
Sab Tera Lending funds hard money and private money loans across all of Suffolk County. Top investment communities include:
Also serving: Commack · Lindenhurst · Amityville · Deer Park · Wyandanch · Central Islip · Coram · Medford · Selden · Holbrook · Shirley · Mastic · Westhampton · Bridgehampton · Sag Harbor · Mattituck · Cutchogue · Greenport · and all other Suffolk County communities.
Fix and Flip Loans Suffolk County — $300K Brentwood to $5M+ Hamptons
Suffolk County offers the broadest range of fix and flip opportunities of any county in New York — from high-volume workforce housing flips in Brentwood and Bay Shore at $300K–$450K entry prices, to mid-market colonials in Huntington and Smithtown, all the way to multi-million dollar Hamptons luxury renovations. The county's $680K median home price and $92K average gross flip profit — the highest of any NY metro county — make it the most lucrative fix and flip market in the state. Western Suffolk (Brentwood, Bay Shore, Central Islip) provides the highest transaction volume. The Hamptons provides the highest dollar-value returns. Both are active Sab Tera markets.
Sab Tera Lending is headquartered on Long Island and has funded hundreds of Suffolk County fix and flip loans. We issue same-day term sheets and close in 7 days. We fund up to 90% of the purchase price plus 100% of verified renovation costs, capped at 75% ARV. No W-2s, no tax returns, no income verification. First-time investors are welcome. Minimum 660 FICO.
DSCR & Vacation Rental Loans Suffolk County — No Income Verification
Suffolk County has two distinct DSCR rental markets. The long-term rental market — driven by LIRR commuters in Brentwood, Bay Shore, Huntington, and Patchogue — produces steady monthly income of $2,500–$4,500 on single-family homes, well above DSCR qualification thresholds. The short-term and vacation rental market — North Fork wine country (Riverhead, Mattituck, Cutchogue, Greenport) and the Hamptons (East Hampton, Southampton, Sag Harbor) — produces $8,000–$25,000+ per month during peak season, enabling DSCR qualification on premium properties.
Sab Tera Lending accepts Airbnb and VRBO short-term rental income — including trailing 12-month documented STR income or market rate comparables — for DSCR qualification. 30-year fixed terms from 6.5%, up to 80% LTV, no W-2s, no tax returns. Self-employed investors, LLCs, and foreign nationals all eligible.
Hamptons Hard Money Loans — East Hampton, Southampton & Beyond
The Hamptons are the highest-value hard money lending opportunity in New York — and where most national lenders cannot compete. Luxury renovation projects in East Hampton, Southampton, Bridgehampton, and Sag Harbor involve purchase prices of $1.5M–$4M and renovation budgets of $500K–$2M, targeting ARVs of $3M–$8M. Most hard money lenders cap out at $2M–$3M and lack underwriters who understand Hamptons luxury comps, seasonal demand, and the specific permit process in East Hampton and Southampton towns.
Sab Tera Lending funds Hamptons hard money loans up to $5M+. We understand the luxury renovation market — including waterfront properties, historic renovations, and new construction. We work with local Hamptons appraisers, title companies, and attorneys who know the East End permit process. Same-day commitment, 7–14 day close, no income verification. Hamptons DSCR rental and vacation rental financing also available from 6.5%.
Related Resources & Service Areas
Hard Money Loans Available in Suffolk County, NY
Four core programs — from Brentwood entry-level flips to Hamptons luxury renovations. All with same-day commitment.
Fix & Flip Loans
Fund Suffolk County fix and flip projects at every price point — from $300K Brentwood workforce housing to $3M+ Hamptons luxury renovations. Up to 90% LTV on purchase, 100% of rehab. Close in 7 days.
DSCR Rental Loans
Suffolk County DSCR loans qualify on rental cash flow — not personal income. 30-year fixed from 6.5%. Vacation rental income on North Fork and Hamptons properties counts toward DSCR qualification.
Multifamily 5+ Loans
Bridge and permanent financing for 5+ unit properties in Bay Shore, Huntington, and across Suffolk County. Active multifamily acquisition and rehab market with strong rental demand.
Commercial Real Estate
Private money commercial loans for Suffolk County retail, mixed-use, and industrial properties. Hauppauge industrial corridor, Riverhead retail, and Huntington commercial district all funded.
Why Suffolk County Investors Choose Sab Tera First
"Seven rental properties in Suffolk County, all financed with Sab Tera DSCR loans. They're local, they understand the submarkets, and they never ask for tax returns. As a self-employed investor that combination is everything. My permanent lender on Long Island."
"Bought a distressed 6-unit in Bay Shore that had been vacant for 2 years. Sab Tera funded a multifamily bridge loan in 13 days. No bank would touch it. Now fully renovated and cash-flowing. They're the only lender I trust on Long Island for complex deals."
"Sab Tera financed my Hamptons renovation — $1.9M loan on an East Hampton property. Most lenders won't touch luxury deals that size on a 7-day close. These guys did it without blinking. The relationship alone is worth more than the loan terms."
Hard Money Loan FAQs — Suffolk County, NY
Get a Suffolk County Hard Money Loan Today
Direct private money lender · Same-day commitment · Close in 7 days · Hamptons to Brentwood specialists