Hard Money Lenders in Ann Arbor, MI | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inAnn Arbor, Michigan

Fix and flip, DSCR rental and new construction financing for Ann Arbor investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price an Ann Arbor deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Michigan
Run the numbers

Price an Ann Arbor deal right now

Prefilled with a realistic Ann Arbor deal. Change any number and it reprices on the programs that lend in Michigan, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

The market

Financing a deal in Ann Arbor

Ann Arbor is the high-price market in Michigan, built around the University of Michigan and Michigan Medicine. Land is scarce, the older neighborhoods are walkable, and buyers pay for character. A flip here is a bigger check than anywhere else in the state, usually an early 1900s house near downtown or a 1950s ranch on the south side that has not been touched in decades.

Ann Arbor prices have cooled. Redfin has the median down 6.9% on a year earlier, with homes taking about 44 days to sell, so buy on today's sold prices, not last spring's. The margin in Ann Arbor comes from the houses other buyers walk away from: old systems, a tight lot, a historic district review that scares off a regular buyer. The finished house sells to people who would rather pay up than renovate.

A real term sheet

What an Ann Arbor deal looks like on paper

Ann Arbor example: $360,000 purchase, $85,000 rehab, $640,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1910s house on the Old West Side in 48103 that needs a new kitchen, a second bath, insulation and a roof. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$391,000
Cash to close$72,138
Proof of funds to show$111,941
Where the $72,138 goes
  • Down payment (15% of the purchase)You$54,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,910
  • Title and closing (estimate at Texas rates)Title$4,268
  • Prepaid interest (15 days)Lender$1,193
  • Property insuranceInsurer$4,228
  • AppraisalAppraiser$550

Interest while you rehab: $2,420 a month on the $306,000 funded at closing, $3,092 once every draw is out. Proof of funds is cash to close plus $21,250 of rehab reserve and $18,553 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Ann Arbor

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What we check first

Where Ann Arbor prices sit right now

Before we price an Ann Arbor flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Ann Arbor median sale price at $459,781 for the three months ending September 2026, down 6.9% from a year earlier, with homes selling in about 44 days.

Median sale price, Ann Arbor (Redfin, 3 months to Sep 2026)$459,781
Change from a year earlier (Redfin)-6.9%
Days on market, Ann Arbor (Redfin)44

Sources: Redfin, Ann Arbor housing market

Underwriting

How an Ann Arbor file actually gets priced

Washtenaw County appraisers know the neighborhoods well, and they comp tightly: Old West Side sales do not stretch to Burns Park, and a house on a busy street will not get the quiet-block price. Bigger loans mean the lender looks harder at your liquidity and your rehab budget, so we send the scope of work with the file. A student rental near campus is priced on rent, and that is a DSCR conversation more than a flip.

The Old West Side and several other neighborhoods are local historic districts, and exterior work there goes through the Historic District Commission before permits, which adds weeks. Allen Creek runs under the west side of downtown and parts of it are in mapped floodplain. The city inspects and certifies rentals, so a rental exit needs that done before you lease. Plaster, old wiring and fieldstone foundations are the common surprises in the early 1900s houses.

The exit

Who buys your finished Ann Arbor deal

The Ann Arbor resale buyer is faculty, a doctor or nurse at Michigan Medicine, or a professional moving in from out of state, and they want a finished kitchen, a bath for every bedroom pair and the original details kept. Inventory under the median moves fastest. Above it, take the longer days on market into your carrying cost. Michigan uncaps taxable value at sale, and Ann Arbor taxes are already among the higher ones in the state, so a buyer will look hard at the tax bill.

After you apply

Your whole loan, in one portal

Apply once and the whole Ann Arbor loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Ann Arbor

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Ann Arbor.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

DSCR Rental

Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Ann Arbor

We broker deals across the whole Ann Arbor market. These are the submarkets investors ask us about most:

Old West Side and Water Hill (48103)Burns Park (48104)Lower Town (48105)Packard and the southeast side (48104 / 48108)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. About five minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Michigan, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund. We stay on title and the lender through funding.

Questions

Ann Arbor hard money FAQ

Do you lend hard money in Ann Arbor?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Ann Arbor scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Michigan, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Ann Arbor?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can an Ann Arbor hard money loan close?
Most Ann Arbor fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on an Ann Arbor flip?
The worked example on this page is a $360,000 Ann Arbor purchase with a $85,000 rehab and a $640,000 after repair value at 730 credit, first flip: $54,000 down (15% of the purchase) and $72,138 total cash to close, with $111,941 of proof of funds to show the lender. The lowest down payment for a first flip in Ann Arbor is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Ann Arbor?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for an Ann Arbor fix and flip loan?
The lowest credit floor among the Ann Arbor programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance an Ann Arbor flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Ann Arbor flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Can a first-time flipper get a loan this size in Ann Arbor?
Yes, though a bigger loan asks more of your cash and credit. In Michigan a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. The lender sizes reserves to the loan, so the calculator on this page shows the proof of funds along with the cash to close.
How does a historic district change an Ann Arbor flip?
Exterior work like windows, siding, porches and additions needs Historic District Commission approval before a permit. Build that review into your timeline and your interest carry, and keep the scope inside what the commission usually approves.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Ann Arbor deal →
Keep reading

Before you sign anything

Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Hard money in Detroit →Hard money in Lansing →Hard money in Toledo →All Michigan coverage →

More Michigan city guides

Flint →Grand Rapids →Kalamazoo →

Ready to fund your Ann Arbor deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter