Broker, not a lenderHard Money Lenders inAustin, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Austin 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 Austin deal right now
Prefilled with a realistic Austin 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 Austin
Austin is the thinnest-margin flip market in Texas right now, and we would rather say that up front than pretend otherwise. Prices have been sliding for two years, the under $500K stock inside the city is mostly 1960s to 1980s ranches south and east of the river, and the buyer who takes your finished house is comparing it to a new build with builder incentives attached. Deals still work here. They work when the purchase is right, not when the finish is fancy.
The Austin flip lives or dies on the buy. South Austin off Manchaca and William Cannon, Windsor Park and University Hills, the Riverside pocket and the 78744 tracts all have the same shape: a slab or pier-and-beam ranch from the 60s or 70s, original kitchen, cast iron drain lines, maybe aluminum wiring. The rehab is predictable. What is not predictable is the exit, because inventory is deep and buyers have builder incentives to compare against. We underwrite the ARV against what closed on the same streets in the last 90 days, not what listed, and we want to see room for a price cut before we shop the file.
What an Austin deal looks like on paper
Austin example: $310,000 purchase, $55,000 rehab, $475,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1970s ranch in 78745 with a full cosmetic turn, a kitchen and a foundation line. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$46,500
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$3,185
- Title and closingTitle$3,909
- Prepaid interest (15 days)Lender$1,242
- Property insuranceInsurer$3,468
- AppraisalAppraiser$550
Interest while you rehab: $2,084 a month on the $263,500 funded at closing, $2,519 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $15,113 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 Austin
| 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 Austin comps say
Redfin puts the Austin median sale price at $550,000 for the three months ending August 2026, about 1% below a year earlier, with homes going pending in 57 days. Zillow’s home value index for the city sits at $497,418, down 3.7% year over year, and the under $500K ZIPs where flips actually happen are all down between 5% and 13% on the same index.
| Median sale price, Austin (Redfin, 3 months to Aug 2026) | $550,000 |
| Days on market, Austin (Redfin) | 57 |
| Zillow home value index, Austin (Aug 2026) | $497,418 |
| Zillow home value index, 78745 South Austin | $483,962 |
| Zillow home value index, 78744 Southeast | $326,226 |
| Zillow home value index, 78741 Riverside | $324,337 |
Sources: Redfin, Austin housing market · Zillow, Austin home values · Zillow, 78745 home values · City of Austin, creek flooding · City of Austin, City Arborist
How an Austin file actually gets priced
An Austin ARV gets scrutinized harder than almost anywhere else we lend, because appraisers here have watched values fall and they comp accordingly. Two things move the number: the neighborhood ceiling, which is real and low in the 78744 and 78724 tracts, and the age of the comps. A sale from last spring can sit well above today’s value. We set the ARV on closed sales inside the subdivision from the last three months, we discount a comp that closed with heavy seller concessions, and if your number needs a comp from across I-35 to work, you hear that before the term sheet goes out.
Austin has more than nine thousand buildings inside the 100-year floodplain and a long buyout history along Onion Creek and Williamson Creek, so the flood layer is the first thing we pull on a south or southeast address. The second is the tree ordinance: a protected tree at 19 inches needs a permit before you touch it, a heritage tree at 24 inches basically cannot be removed, and the impervious cover cap on SF-3 lots limits how far you can push a footprint. Inside the eight local historic districts, exterior work adds weeks. Build the Austin Build + Connect review into the draw schedule rather than the hold.
Who buys your finished Austin deal
The finished Austin house exits to a first-time buyer or a relocating tech worker on a conventional loan, which means the appraisal has to hold twice, once for us and once for them. In the 300 to 500 thousand band the margin has been thin for a year and price cuts are common, so the exit assumption has to include one. Above 600 thousand you are competing with new construction on the fringes and with incentives a resale cannot match, so those flips only work when the location is inside the loop. A DSCR refinance is a real alternative when the rent covers it, and in 78741 and 78753 it sometimes does.
Your whole loan, in one portal
Apply once and the whole Austin 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 Austin
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Austin.
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 Austin
We broker deals across the whole Austin 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.
Austin hard money FAQ
Do you lend hard money in Austin?
Which fix and flip programs apply in Austin?
How fast can an Austin hard money loan close?
How much do I need to bring to close on an Austin flip?
Do you fund the rehab budget in Austin?
What credit score do I need for an Austin fix and flip loan?
Can I refinance an Austin flip into a rental loan?
Is Austin still a good market to flip in?
Do Austin permits slow a flip down?
Before you sign anything
Ready to fund your Austin deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.