Banks sell their own loan. We find the one that fits your community.

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$350M+
In loans closed: 30+
Years of banking experience: 20+
Years serving on HOA boards: 5.0
28 Google reviews

Why HOA Loan Services

HOA lending is all we do.

We strategize, organize, and place your loan where it’s most likely to succeed. 300+ HOA loans placed since 2016.

Larry and Ben Kirschner

The people who structure your loan.

On your own

With HOA Loan Services

Call banks one at a time

Lenders compete for your loan

The bank’s rep works for the bank

We work for your community

Hope it’s a good deal

Know it’s a good deal

A good rate can hide a bad structure

We vet the rate and the structure

Waiting on a callback

One contact, start to close

Get declined, start over

We know who’s likely to say yes

Your first HOA loan

Our 300th-plus

Success-based fee. We only win when you do. If the loan doesn’t close, there is no fee.

How we work

Two independent HOA loan advisors on your side of the table.

You tell us about the project. Larry and Ben size the loan to what the work actually costs, structure it around what your dues can carry, and take it to the lenders most likely to approve a community like yours, with the questions they always ask already answered. Our client portal keeps every offer, document and deadline in one place.

Talk to Larry or Ben

$100K+
Loan amounts: 5–20 years
Typical term: LOC + fixed
Loan structures: $0 up front
No retainer, no hourly

Loan calculator

See what a loan could look like for your community.

Size your project for a rough monthly estimate, then talk to an advisor who can structure the real thing around your reserves and timeline.

Estimate the monthly cost per unit
Compare 5, 10, and 15-year terms
Bring the numbers to your next board meeting

Open the loan calculator

Loan amount

Loans start at $100,000, with no set maximum.

Term

Units in your community

Annual interest rate

Enter a loan amount, an interest rate and a unit count to see a monthly figure.

Case studies

Real communities, real results.

Homeowners Association300 units

Roof replacement and plumbing repair

Palm Springs, California

Loan amount: $2.05 million
Structure: 10-year fixed rate

Reserves preserved for future needs

Condominium Association491 units

Elevator modernization, plumbing and HVAC stacks and risers

Chicago, Illinois

Loan amount: $30 million
Structure: Line of credit → 25-year term

No lump sum special assessment

See all case studies

What boards and managers say

“It was clear from the start that the expertise provided by HOA Loan Services was indispensable during the long process of securing a loan.”

Bill M. · Montgomery County, MD

From the blog

Answers for boards and managers

What 2026 Taught Us About HOA Lending
Five lessons from HOA lending in 2026. The 10-Year Treasury moved 132 basis points by September, and a board's own timeline is the part it controls. Reserve scrutiny kept rising after Surfside, and the Fannie Mae and Freddie Mac reserve rules tightened on two dates. Small, complex deals were the hardest to place. A complete, professionally packaged file is what lets lenders compete. And the Treasury is the same for every lender, so the spread is where a competitive process earns its keep.
Ben Kirschner · October 1, 2026
What 'Unbiased Advice' Actually Means in HOA Lending
Unbiased HOA loan advice is a phrase used constantly and almost never defined. The test that holds up is not a claim about character: it is who pays the advisor, and whether their pay depends on which lender wins. We work for the association. The association pays our fee at closing, no lender pays us, our fee is the same whichever lender wins, and if the loan does not close there is no fee.
Ben Kirschner · October 1, 2026
Process & approval
The 5 Financial Red Flags That Kill HOA Loan Applications
Five specific red flags kill HOA loan applications, and they show up in the same order almost every time. Elevated delinquency, reserves that look thin against the study, active litigation, recent board turnover, and unaudited financials over two years old. Each one has a fix. Written by Larry Kirschner, who has spent 30+ years in commercial banking and 20+ years serving on HOA boards, from watching HOA loan files get declined for reasons boards could have solved 90 days earlier.
Larry Kirschner · September 25, 2026