West Virginia lending runs on the deed of trust, which lets the trustee sell the property at public auction after a payment default once the trust deed's conditions are met. The trustee publishes notice of the sale as a Class II legal advertisement. The state's excise tax on real estate transfers excludes mortgages and deeds of trust given as security for a debt, and mechanic's liens must be enforced by suit within six months under the statute.
World's Fair Capital makes business purpose loans to real estate investors in West Virginia: fix and flip, DSCR rental, bridge and ground-up construction. This page covers points that most often matter to an investor there, each checked against the statute or agency that publishes it. It is general information, not legal or tax advice, and terms for any loan are set at underwriting.
Prepared by the WFC editorial team. Facts checked against the cited sources, last reviewed 2026-10-11.
Which describes you?
How a West Virginia loan works with us
- 1Start your application
Fill out a short application in our secure portal.
- 2Review the term sheet
We prepare a term sheet for you to review and e-sign.
- 3Underwriting
Our team works the file and sends a clear document checklist.
- 4Closing
We close and fund through the title or closing agent.
What investors should know about West Virginia
Deed of trust with trustee's sale
West Virginia uses the deed of trust, and the trustee may sell the property at public auction after a payment default once conditions in the trust deed are met.
Source: W. Va. Code 38-1-3, checked 2026-10-11
Published notice of trustee's sale
The trustee publishes notice of the sale in the county where the property sits. The section also sets a mailing time for subordinate lienholders.
Source: W. Va. Code 38-1-4, checked 2026-10-11
Excise tax on transfers of real property
West Virginia levies an excise tax on transferring title to real estate. The definitions section excludes mortgages and deeds of trust given as security for a debt from the taxed documents.
Source: W. Va. Code 11-22-2 and 11-22-1, checked 2026-10-11
Security instruments excluded from the excise tax
Under the Article 22 definitions, mortgages and deeds of trust given as security for a debt are not counted as taxable documents.
Source: W. Va. Code 11-22-1(16), checked 2026-10-11
Mechanic's lien enforcement window
A mechanic's lien is lost unless a suit to enforce it is started in circuit court within the stated period, which matters when tracking draws on construction work.
Source: W. Va. Code 38-2-34, checked 2026-10-11
General information, not legal or tax advice. Confirm details with your own counsel or title agent.
For brokers
Placing a deal in West Virginia?
Your client stays your client. We work the deal with you, not around you.
Your compensation is written into the Letter of Intent your client reviews and e-signs, before underwriting begins.
Register in the portal to submit deals online, use program sheets and calculators, and track every file.
Questions on a West Virginia deal? Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST).
What to send for a first look
- Property address and type
- Purchase price, or current value on a refinance
- Loan amount requested and what it is for
- Rehab or construction budget, if any
- Current or expected rent on a rental
- The borrower's experience and estimated credit score
- Your timeline to close
Loan programs for West Virginia investors
- Hard Money Loans
- Fix & Flip Loans
- Rental / DSCR Loans
- Ground-Up Construction Loans
- Commercial Bridge Loans
- Multifamily Bridge Loans
- Small Balance Commercial Loans
- Foreign National Loans
- FlexCap Business Bridge Loans
Program availability varies by property and borrower. Business purpose loans only.
Have a deal in West Virginia?
Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST) or start online.
Nothing on this website constitutes a commitment, approval, or guarantee of financing.
Rates, fees, terms, timelines, and program descriptions are subject to change without notice.
Any investor-related or capital discussion is not an offer to sell, a solicitation to buy, or a recommendation of any security or investment product.