Fix and flip
Purchase and rehab in one facility. Rehab released in draws against completed work, inspected and wired same day.
$25K to $1M+ · 5 to 10 days
Home / Where we lend / Texas
Hard money lender in Texas.
Purchase and rehab funded together across Texas, $25K to $1M+. Written terms in 24 to 48 hours and a wire in 5 to 14 days.
Submit a dealLending is nationwide. See all markets.
The market
What actually trades in Texas.
A volume market with real ground-up activity, which means the competition for a good deal is usually another cash buyer rather than another financed one. That makes speed the whole game: the difference between a five-day close and a twenty-day close is regularly the difference between owning the property and reading about it. Budgets here also have to carry an insurance line that markets further north can underprice.
Most active markets: Houston, Dallas, Fort Worth, San Antonio, Austin. That list is where the deals have come from rather than a service area, and a property anywhere else in Texas is underwritten on the same terms.
The closing itself is quick. What is not quick is unresolved heirship. Inherited property held informally across a family is common here, and an affidavit of heirship surfacing a week before closing is the most reliable way to lose a date that everything else was ready for. If the chain of title runs through somebody who died, look at it before you go under contract.
Instruments
What gets used here.
These are the ones written most often in Texas. The full range is on the main page and none of it is restricted by state.
Ground-up construction
Land plus vertical, drawn against a schedule of values. Contractor bids reviewed before close, not after.
$150K to $1M+ · 10 to 14 days
DSCR purchase and refinance
Long-term rental debt qualified on the property's income. No tax returns, no W2s, no employment history.
$75K to $1M+ · 14 to 21 days
Questions
About lending in Texas.
Do you only lend in Texas?
No. Lending is nationwide. Texas has its own page because it is one of the markets deals most often come from, not because it is a boundary. If your property is in another state, submit it and the terms are the same.
Which parts of Texas do you lend in?
All of it. The most active markets are Houston, Dallas, Fort Worth, San Antonio, Austin, and those are simply where the most deals have come from rather than a service area.
How fast can you close in Texas?
Five to fourteen days in most cases. Written terms come back in 24 to 48 hours, and after that the pace is set by title clearance rather than by me. If you have a hard closing date, say so in the submission and you will get an honest answer about whether it is achievable.
What kind of property do you fund in Texas?
Non-owner-occupied residential, one to four units, and small multifamily. Owner-occupied homes and primary residences are not funded anywhere, because this is investment property lending only.
Cities
City by city in Texas.
Hard money lender in Houston
Hard money lender in Houston, TX for infill townhomes, flips and DSCR holds. Floodplain and deed restrictions checked early. Term sheet in 24 to 48 hours.
Hard money lender in Dallas
Hard money lender in Dallas for flips, DSCR holds, BRRRRs and infill builds. Foundation work budgeted on day one. Term sheet in 24 to 48 hours.
Hard money lender in San Antonio
Hard money lender in San Antonio, TX for bungalow flips, DSCR holds and infill builds. Historic district review planned in. Term sheet in 24 to 48 hours.
Hard money lender in Fort Worth
Hard money lender in Fort Worth, TX for east side BRRRRs, flips, DSCR holds and infill builds. Taxes underwritten on your bill, not the seller's.
Hard money lender in Austin
Hard money lender in Austin, TX for flips, infill under the HOME rules, DSCR holds on long-term rent and BRRRR. Written term sheet in 24 to 48 hours.
Guides
Worth reading before you submit.
Ground-up construction loan requirements: what gets checked
A construction loan is underwritten on a budget and a schedule, not a house that exists yet. Here is what has to be in place before one funds.
Hard money closing timeline: what happens across 5 to 14 days
A day-by-day account of a hard money closing, including the three things that cause almost every delay. None of them are underwriting.
How a construction draw schedule actually works
A build loan funds in stages against finished work. Here is how a draw schedule is set, what releases each payment, and where builds stall.
Who this is for
Start where you fit.
For investors
You found the deal. The financing should not be the slowest part of it. Written terms in 24 to 48 hours from the one person who can actually say yes, and a wire in 5 to 14 days.
For agents
Three ways an agent uses a lender: rescue a listing that will not sell, make an investor buyer credible, or refer the client and get paid for the introduction.
For wholesalers
You need to own it for about an hour, and the seller wants a buyer who can close rather than one who will assign the contract. That is the whole job here.
For builders
A construction loan is a payment schedule with a loan attached, and what decides whether a build finishes on time is whether the money arrives when the work is done.
Everywhere else
Not in Texas?
Lending is nationwide. The states below have their own page because they are where the most deals come from, not because they are the only places money goes. If your property is somewhere else, submit it anyway; the terms do not change with the postmark.
New Jersey, Pennsylvania, New York, Ohio, Indiana, North Carolina, South Carolina, Virginia, Maryland, Delaware.
Submit a deal
Let's price it.
No credit pull, no obligation, and a real answer either way. If it is not a fit I will tell you why, and usually who to call instead.
- Terms in 24 to 48 hours
- Written, not verbal
- One person, start to finish