EMD Funding in Massachusetts | Swift Deal Funding
How EMD funding works in Massachusetts
EMD funding puts the earnest money deposit on a Massachusetts deal up — typically $5,000 to $25,000 — so you can lock a property without tying up your own cash. We wire the deposit straight to the contract’s escrow holder (usually the closing attorney or the seller’s broker) within 24 hours of a complete application, and the deposit must be refundable under the contract’s inspection or due-diligence terms.
Massachusetts deals carry a specific wrinkle: most move from a binding offer with a modest deposit to a larger deposit at the purchase-and-sale agreement, and closings here are conducted by attorneys rather than title companies alone. EMD funding works at either deposit stage. Investor activity concentrates in the more affordable Gateway Cities — Worcester, Springfield, Brockton, Lowell and New Bedford — where wholesalers juggle multiple offers and prefer not to scatter their own cash across deposits.
Pricing
Two flat-fee options on every EMD, anywhere in Massachusetts:
| Option | Upfront | At close | Best for |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
Example: a $10,000 EMD on a Worcester deal under Option B costs $1,000 total — paid once, nothing at closing.
What you’ll need
- Executed contract with refundable EMD language
- Closing attorney’s (or broker’s) escrow contact information
- Written confirmation from the escrow holder that the deposit is refundable per contract terms
- Borrower identification
No credit check, no income verification, no tax returns. Massachusetts note: because attorneys handle closings and deposits often sit in IOLTA accounts, confirm which party holds escrow so we wire to the right place.
A typical Massachusetts EMD scenario
You’re bidding on a two-family in Springfield and the seller wants a $10,000 deposit with the purchase-and-sale agreement. Rather than commit your own cash while you finish due diligence, you use EMD funding under Option B: we wire $10,000 to the closing attorney’s escrow within 24 hours, your $1,000 fee is paid once, and the deposit is refundable if you cancel within the inspection contingency. Your capital stays free for the next offer.
Apply
Submit your contract and the escrow holder’s contact online — usually under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your closing attorney.
Frequently Asked Questions
Who holds the earnest money in a Massachusetts deal? +
In Massachusetts the deposit is typically held by the seller's broker or the closing attorney in an escrow or IOLTA account, per the offer and purchase-and-sale agreement. We wire our EMD funds directly to whoever the contract names as the escrow holder — most often the closing attorney — within 24 hours of a complete application and confirmation that the deposit is refundable. We never route earnest money through the buyer; it goes straight to the contractual holder.
How does the Massachusetts offer-then-P&S structure affect EMD timing? +
Massachusetts deals usually move in two steps — a binding offer with a small initial deposit, then a larger deposit at the purchase-and-sale agreement. EMD funding can cover either stage. Because the contingency and refundability terms live in those documents, we confirm the refundable language before wiring so your deposit can be returned if you walk during inspection or due diligence. Send the executed offer or P&S and we'll match the funding to whichever deposit is due.
Is the earnest money refundable when I use EMD funding in Massachusetts? +
Yes — we only fund deposits that are refundable under the contract's inspection or due-diligence contingencies. The deposit stays in the escrow holder's account and is returned to us if you cancel within those terms. We require written confirmation from the escrow holder (broker or closing attorney) that the EMD is refundable before we release funds. If you proceed to closing, the deposit applies to the purchase as normal.
Apply for EMD Funding in Massachusetts
Submit your application online — same-day decisions for complete files before 2 PM Eastern.