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.

Open the full HOA loan calculator

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

Board operations
A New Board Member's 90-Day HOA Loan Education
New HOA board members inherit financial obligations they did not sign up for. This 90-day plan walks a first-term board member through the governing documents, reserve studies, assessment structures, and loan vocabulary they need to make informed decisions. We cover the specific documents to request from the outgoing board, the questions to ask the property manager, and the reading order that turns a volunteer into a competent fiduciary before the first loan discussion arrives.
Larry Kirschner · October 8, 2026
Process & approval
Use December to Prepare, Apply First Thing in January
December is the best preparation month in the HOA lending calendar. Lending desks, board calendars, management companies and accountants all run short-handed through the holidays, so a file submitted then moves slowly. A file assembled in December and submitted the first week of January moves fast. Here is what to gather, what your board should settle offline, and why the conversation should start now rather than in January.
Larry Kirschner · October 8, 2026
Loan basics
Why Small HOAs Get Worse Loan Terms, and How to Fix It
Small HOA loans price wider not because lenders are punishing boards but because the fixed cost of underwriting is the same whatever the principal, forcing spreads out. This post breaks down the actual math, then names three tactical moves that reliably compress the spread: bundled documents on day one, a treasurer who responds within 48 hours, and a current reserve study.
Ben Kirschner · October 8, 2026