Hard Money Lenders in Austin, TX | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard 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.

Get a term sheet →Price an Austin deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price an Austin deal right now

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

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

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, 700 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.

Loan amount$318,500
Cash to close$62,629
Proof of funds to show$92,592
Where the $62,629 goes
  • Down payment (15% of the purchase)You$46,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,185
  • Title and closingTitle$3,909
  • Prepaid interest (15 days)Lender$1,028
  • 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.

Fix and flip programs in Austin

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Austin prices sit right now

Before we price an Austin 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 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 300-500 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.

What happens after you apply

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.

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.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Austin

Fix and flip

0%down on a first flip, purchase plus rehab under 70% of ARV
Rates
from 8.99% at 760+ credit
Max loan
up to 75% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Texas →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Texas →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing
Purchase-only loans in Texas →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Austin →

Where we lend in Austin

We broker deals across the whole Austin market. The submarkets investors ask us about most are South Austin (78745), Southeast and Dove Springs (78744), Riverside and Montopolis (78741), Windsor Park and University Hills (78723), East Austin (78721), Colony Park (78724), North Austin (78753 / 78758) and Far South (78748).

How long does a Austin loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Texas, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Austin hard money FAQ

Do you lend hard money in Austin?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Austin 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 Texas, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Austin?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); Best Value (5% 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); Lowest Down (100% financing) (100% financing when purchase plus rehab fits under 70% of ARV, closing costs rolled in when there's room, from 11.50%); Fastest Close (3 days) (10% down, from 11.99%). 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 Austin hard money loan close?
As little as 72 hours. Most Austin fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. 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 Austin flip?
The worked example on this page is a $310,000 Austin purchase with a $55,000 rehab and a $475,000 after repair value at 700 credit, first flip: $46,500 down (15% of the purchase) and $62,629 total cash to close, with $92,592 of proof of funds to show the lender. The lowest down payment for a first flip in Austin is 0% down (100% financing) at 11.50% with 650+ credit (no credit minimum, priced per file below that), when purchase plus rehab fits under 70% of ARV, with the closing costs rolled into the loan when the whole loan stays under the cap, so a deal with the room brings no cash to closing. 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 Austin?
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 Austin fix and flip loan?
One Austin program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 660, 700 and 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 Austin flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Austin 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.
Is Austin still a good market to flip in?
It is a market where the buy has to be right. Metro prices have been falling and flip margins here are the thinnest of the big Texas metros, so a deal that only works with a top-of-market ARV does not work. The deals that pencil are the dated ranches south and east of the river bought at a real discount, finished to the block, and priced to sell in the first two weeks. We price both the flip and the hold so you can see which one the numbers prefer.
Do Austin permits slow a flip down?
They can. Cosmetic work needs nothing, but anything touching structure, plumbing runs, electrical panels or the footprint goes through Austin Build + Connect, and a full permit review can run several weeks. Historic overlays add more. Protected trees at 19 inches and the impervious cover cap on SF-3 lots are the two surprises that hit investors from out of town. We build the review window into the draw schedule so the interest clock does not eat the margin.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
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.

What to read before you sign a term sheet

We also have new construction loans in Austin. Hard money near Austin: San Antonio and Houston. More Texas city guides: Arlington, Corpus Christi, Cypress, Dallas, El Paso, Fort Worth, Frisco, Katy, Lubbock, McKinney, Plano, Spring and The Woodlands. Or see everything we fund in Texas.

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