Broker, not a lenderHard Money Lenders inArlington, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Arlington 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.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price an Arlington deal right now
Prefilled with a realistic Arlington deal. Change any number and it reprices instantly on the lanes licensed in Texas, using the same engine behind our term sheets.
Financing a deal in Arlington
Arlington is a tract-house flip market, and that is what makes it clean. Most of the city was built between the late 1960s and the 1990s, the houses are slab ranches on quarter-acre lots, and the same floor plan sold four times last quarter on the next street over. The scope is cosmetic plus foundation, the comps are tight, and the buyer is a family working at GM, UT Arlington, Texas Health or one of the Entertainment District employers who wants to stay in the middle of the metroplex.
The Arlington deal is decided by two lines that do not show up on a listing photo: which school district the house feeds and which soil it sits on. South Arlington pockets zoned to Mansfield ISD price above otherwise identical houses zoned to Arlington ISD, and buyers know it. West of Cooper the ground is sandy Cross Timbers soil; east of it is Blackland clay, and the east-side slab is the one that needs piers. Central Arlington around Division Street and the older blocks near Pantego are pier-and-beam, which changes the budget and the inspection. Get those two answers before you write the offer and the rest of an Arlington flip is arithmetic.
What an Arlington deal looks like on paper
Arlington example: $215,000 purchase, $50,000 rehab, $350,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1970s slab ranch in east Arlington: piers, roof, kitchen, baths and paint, sold to a family buyer. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$32,250
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,328
- Title and closingTitle$3,486
- Prepaid interest (15 days)Lender$908
- Property insuranceInsurer$2,518
- AppraisalAppraiser$550
Interest while you rehab: $1,445 a month on the $182,750 funded at closing, $1,841 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $11,044 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.
What we can fund in Arlington
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 75% of ARV | 12 months | 14 days |
| New Investor Program | 12.5% | 700+ | First flip OK | 9.75% | 1% | 75% of ARV | 12 months | 72 hours |
| Best Value | 5% | 590+ | First flip OK | 9.99% to 12.99% | 2% | 75% of ARV | 12 months | 14 days |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Lowest Down (100% financing) | 0% (100% financing) | 650+ | First flip OK | 11.75% | 3% | 70% of ARV | 12 months | 14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Arlington comps say
Redfin puts the Arlington median sale price at $334,000 for the three months ending August 2026, about 1% above a year earlier, with homes going pending in 38 days. Zillow’s home value index for the city is $309,891. The east and south side flip ZIPs run under that: 76010 at a $256,000 Redfin median, 76014 at $275,000 and 76017, the highest-volume ZIP in the city, at $320,000.
| Median sale price, Arlington (Redfin, 3 months to Aug 2026) | $334,000 |
| Days on market, Arlington (Redfin) | 38 |
| Zillow home value index, Arlington (Aug 2026) | $309,891 |
| Median sale price, 76010 East Arlington (Redfin) | $256,000 |
| Median sale price, 76014 South Arlington (Redfin) | $275,000 |
| Median sale price, 76017 South Arlington (Redfin) | $320,000 |
Sources: Redfin, Arlington housing market · Zillow, Arlington home values · Redfin, 76010 housing market · City of Arlington, Rush Creek FEMA remap · City of Arlington, short-term rentals (2026-02-24)
How an Arlington file actually gets priced
Arlington ARVs are the easiest in DFW to defend because the tract subdivisions in 76016, 76017 and 76018 close a hundred or more sales a month. The file gets repriced when someone reaches for a 76012 comp on a 76010 house, or comps a Mansfield ISD address against an Arlington ISD one. We set the ARV inside the subdivision and inside the attendance zone, we discount any comp that closed above list with a concession, and on the east side we want the foundation report in the file before the number is final.
Rush Creek is the flood name here. Tropical Storm Hermine put water in more than 250 structures in 2010, the city bought out an entire street in Woodland Park, and FEMA is remapping the Rush Creek corridor now, so a house near it may land in a zone it was not in before. Johnson Creek is fully built around and floods the same way. Hail is the insurance reality across Tarrant County: two percent deductibles and depreciated payouts on roofs past fifteen years, so price the roof. Permits run through Arlington Permits with a registered contractor, a fence rebuild over half a side needs one, and short-term rentals are only allowed in a small zone near the stadiums.
Who buys your finished Arlington deal
The finished Arlington house exits to a family buyer on a conventional or FHA loan in the 250 to 350 thousand band, and that buyer compares it to the identical plan two streets over, so overbuilding the finish is wasted money. Far south, 76001 and 76002, is where builders are active, and a resale flip there has to beat a new house with incentives. The UTA corridor exits as a rental as easily as a sale, and the medical and entertainment employers keep rents steady, so a DSCR refinance is a normal ending for a 76013 or 76010 flip.
Your whole loan, in one portal
Apply once and the whole Arlington 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.
What we fund in Arlington
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Arlington.
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.
Bridge & Purchase Only
For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Arlington
We broker deals across the whole Arlington market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Texas, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
7 to 10 days typical. We stay on title and the lender through funding.
Arlington hard money FAQ
Do you lend hard money in Arlington?
Which fix and flip programs apply in Arlington?
How fast can an Arlington hard money loan close?
How much do I need to bring to close on an Arlington flip?
Do you fund the rehab budget in Arlington?
What credit score do I need for an Arlington fix and flip loan?
Can I refinance an Arlington flip into a rental loan?
Does the school district change my Arlington ARV?
Is foundation work a given on an Arlington flip?
Before you sign anything
Ready to fund your Arlington deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.