According to 2025 Home Mortgage Disclosure Act (HMDA) filings, 454 lenders originated 19,037 closed-end loans on 1–4 unit investment properties in New Jersey, totaling $8.07 billion. The most active investment-property lender in New Jersey in 2025 was Loan Funder LLC, with 1,217 loans totaling $548.5 million, followed by Kiavi Funding with 1,139 loans.
Everyone asks me who the "best" DSCR lender in New Jersey is. Opinions are free. Filings aren't. Every covered mortgage lender in the country has to report its originations to the federal government every year, and that data tells you who actually funded New Jersey rental deals — not who ran the loudest ads. Here's what it shows.
Where These Numbers Come From
I filtered the 2025 New Jersey HMDA loan-level filings — retrieved through the CFPB/FFIEC Data Browser API on July 16, 2026 — down to originated, closed-end loans on 1–4 unit investment properties, excluding open-end credit lines and reverse mortgages. That's the closest public proxy for the rental-property loans an individual investor actually gets. The full filter definition, lender-name matching, and known limitations live on the methodology page, and the dataset behind every figure here is downloadable as a CSV. It's updated annually when each new HMDA vintage publishes.
The Top 10, Ranked by Loan Count
2025 HMDA data, New Jersey, 1–4 unit investment properties. Retrieved July 16, 2026. Updated annually.
| # | Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|---|
| 1 | Loan Funder LLC | 1,217 | $548.5M | $450,670 | 64.8% |
| 2 | Kiavi Funding | 1,139 | $400.0M | $351,198 | 83.4% |
| 3 | CrossCountry Mortgage | 761 | $316.7M | $416,183 | 70.0% |
| 4 | Champions Funding | 711 | $294.3M | $413,903 | 35.3% |
| 5 | RF Renovo Management | 658 | $236.6M | $359,514 | 72.2% |
| 6 | United Shore Financial Services (UWM) | 540 | $188.8M | $349,704 | 46.3% |
| 7 | Guaranteed Rate | 506 | $235.9M | $466,285 | 70.6% |
| 8 | The Loan Store | 464 | $198.7M | $428,233 | 53.0% |
| 9 | Rocket Mortgage | 426 | $137.1M | $321,878 | 39.0% |
| 10 | Velocity Commercial Capital | 370 | $142.9M | $386,351 | 34.9% |
Full top-25 table and downloadable CSV: New Jersey lender table · CSV download.
Finding 1: The Banks Aren't Here
Only one depository bank — TD Bank — appears among the 25 most active investment-property lenders in New Jersey by 2025 loan count, at #15 with 280 loans. The other 24 names are business-purpose and non-QM specialists — Loan Funder, Kiavi, Champions, RF Renovo, Velocity, Constructive, RCN, BPL — plus wholesale and retail mortgage companies like UWM, CrossCountry, and Rocket.
That's not a sampling quirk. HMDA reporting is mandatory for covered lenders, so any bank originating this kind of volume would be in the table. None is. New Jersey banks still make investor loans — they show up further down the 454-lender list, and the smallest ones don't report at all (more on that below) — but the top of this market has been ceded to specialists. The lender your bank branch refers you to is statistically unlikely to be the one funding these deals.
Worth noting what kind of specialists: 100% of the loans reported by Loan Funder, Kiavi, Champions, RF Renovo, Velocity, Constructive, RCN, and BPL were flagged business-purpose — the DSCR-style lending I write about constantly. Rocket sits at the other pole: 0% of its 426 investor loans were business-purpose, meaning conventional investment-property mortgages in the borrower's personal name. Two different products, one table.
Finding 2: 25 Lenders Wrote More Than Half the Loans
The 25 most active lenders originated roughly 56% of all 2025 New Jersey investment-property loans — 10,656 of 19,037 — and the remaining 429 reporting lenders accounted for the rest. The average New Jersey investment-property loan in 2025 was approximately $424,000.
Read that concentration number both ways. The market is deep: no single lender holds even 7% of it, so nobody has pricing power over you. But it's also fragmented: past the top handful, you're into hundreds of lenders doing a few dozen NJ deals a year each, and their guidelines — credit floors, seasoning rules, entity requirements, property types — vary wildly from shop to shop. The data can rank them by volume. It cannot tell you which one's box your deal fits.
Finding 3: Purchase Share Reveals Two Different Markets
Look at the purchase-share column and the table splits in two. Kiavi did 83.4% of its 2025 New Jersey investor loans as purchases, at an average loan of $351,198 — an acquisition financier. ABL RPC Residential Credit Acquisition sits at the other extreme: 6.6% purchase share with a $764,844 average loan — almost entirely refinance business, at nearly twice the loan size. Champions Funding (35.3% purchase) and Velocity (34.9%) also live on the refinance side.
That split matches how investors actually behave. The lender you buy with and the lender you refinance with are often different animals — anyone running a BRRRR cycle in New Jersey knows the acquisition loan and the exit loan are two separate underwrites, frequently at two separate shops. The 2025 data shows that's not just anecdote; it's structure.
What This Data Can't Show
Two blind spots are built into HMDA, and being honest about them matters more than the rankings.
First, temporary financing is excluded from HMDA reporting. Loans designed to be replaced by permanent financing — most bridge loans, construction loans, and fix-and-flip loans — are exempt under Regulation C §1003.3(c)(3), so fix-and-flip and bridge loan volume is largely absent from these figures. A lender's rank here reflects reportable closed-end activity, not its full investor-lending footprint.
Second, small lenders don't report at all. An institution that originates fewer than 25 closed-end loans in each of the two preceding calendar years is below the HMDA reporting threshold — a floor the CFPB restored by technical amendment in December 2022 after a court vacated the higher 100-loan threshold. Small private lenders, local hard-money shops, and the smallest community banks are invisible in this table by design.
Which is the honest way to say what this table is: it shows volume, not fit. No federal dataset knows which lender's guidelines match your deal, your entity, or your timeline — whether that's a standard DSCR loan or a no-ratio program when the numbers are tight. Matching the file to the lender is the job, and it's the reason I maintain relationships with 100+ lenders, including several on this list.
FAQ
Who are the biggest investment property lenders in New Jersey? The most active investment-property lender in New Jersey in 2025 was Loan Funder LLC, with 1,217 loans totaling $548.5 million, followed by Kiavi Funding with 1,139 loans. CrossCountry Mortgage (761 loans), Champions Funding (711), and RF Renovo Management (658) round out the top five. Rankings come from 2025 HMDA filings for closed-end loans on 1–4 unit investment properties in New Jersey.
How many investment property loans were made in New Jersey in 2025? According to 2025 Home Mortgage Disclosure Act (HMDA) filings, 454 lenders originated 19,037 closed-end loans on 1–4 unit investment properties in New Jersey, totaling $8.07 billion. The average New Jersey investment-property loan in 2025 was approximately $424,000.
Do banks lend on investment properties in New Jersey? Yes, but non-bank specialists dominate. Only one depository bank — TD Bank — appears among the 25 most active investment-property lenders in New Jersey by 2025 loan count; the other 24 are business-purpose lenders, non-QM shops, and independent mortgage companies. Most rental-property lending has moved to DSCR-style business-purpose products that banks generally don't offer at scale, though smaller banks below the top 25 still do some of this lending.
Which lenders offer DSCR loans in New Jersey? Many of the most active names in the 2025 New Jersey data — including Loan Funder, Kiavi, Champions Funding, Velocity Commercial Capital, Constructive Loans, RCN Capital, and BPL Mortgage Trust — are business-purpose lenders whose core rental-property product is a DSCR loan. One caveat: HMDA doesn't label loans as 'DSCR,' so this is inferred from lender business models and business-purpose share, not stated in the filings themselves.
Where does this data come from? From 2025 HMDA loan-level filings — the loan-by-loan reports covered mortgage lenders must file annually under the Home Mortgage Disclosure Act — retrieved through the CFPB/FFIEC Data Browser API on July 16, 2026, and filtered to closed-end loans on 1–4 unit investment properties in New Jersey. The full methodology and downloadable CSV are at /investor-lending-data. The dataset is updated annually when each new HMDA vintage publishes.
What To Do With This
The table tells you the market is real, deep, and specialist-run. If you want to know where your specific deal lands in it, send me the numbers and we'll run the math — you can pressure-test the debt service yourself first with the DSCR calculator.
Dominick Prevete — 31 years in real estate finance. Founder, National Loan Provider. 25 Main Street, Unit B, Sparta NJ.
Cite this analysis as: National Loan Provider analysis of 2025 HMDA loan-level data (CFPB/FFIEC), New Jersey 1–4 unit investment properties. dominickprevete.com/blog/new-jersey-investment-property-lenders-2025. Updated annually.
National Loan Provider is an independent broker and maintains wholesale relationships with some listed lenders. Appearing in this table is not an endorsement or a recommendation.