Broker, not a lenderHard Money Lenders inBentonville, Arkansas
Fix and flip, DSCR rental and new construction financing for Bentonville 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 a Bentonville deal right now
Prefilled with a realistic Bentonville deal. Change any number and it reprices instantly on the lanes licensed in Arkansas, using the same engine behind our term sheets.
Financing a deal in Bentonville
Bentonville is Walmart’s hometown, and the company’s new Home Office campus, the vendor offices that follow it, Crystal Bridges and miles of mountain bike trail have turned a small county seat into one of the priciest housing markets in the middle of the country. Most of the housing is new, so the flip stock is the smaller slice of 1960s to 1980s ranches and older homes near downtown.
The Bentonville flip competes with builders. Buyers can walk a new house a few miles west with a warranty and a builder rate buydown, so a renovated ranch has to win on location: walking or biking distance to the square, the trails and the Home Office. Close-in lots also draw teardown buyers, which sets a floor under the land value and raises the price you pay for a dated house. We check whether your house is worth more renovated or as a lot before we size the loan.
What a Bentonville deal looks like on paper
Bentonville example: $360,000 purchase, $75,000 rehab, $575,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1970s ranch a short ride from the downtown square, sound but dated, with a worn roof, popcorn ceilings, a closed-off kitchen and a single car garage. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (10% of purchase plus rehab)You$43,500
- Origination (2.13%)Lender$8,319
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$3,915
- Title and closing (estimate at Texas rates)Title$4,270
- Prepaid interest (15 days)Lender$1,607
- Property insuranceInsurer$4,133
- AppraisalAppraiser$550
Interest while you rehab: $2,635 a month on the $316,500 funded at closing, $3,259 once every draw is out. Proof of funds is cash to close plus $18,750 of rehab reserve and $19,555 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 Bentonville
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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.
- 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.
- Rate from 12%, set per file. 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.
- 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.
Where Bentonville prices sit right now
Before we price a Bentonville 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 Bentonville median sale price at $490K for the three months ending September 2026, roughly flat on a year earlier, with homes selling in around 44 days, up from 29. Zillow’s average home value for the city is $490,040, up 2.2%. In 72712, which covers downtown and the Home Office area, Redfin’s median is $582K, down 10.4%, with homes selling in about 53 days.
| Median sale price (Redfin) | $490K |
| Days on market (Redfin) | 44 |
| Typical home value (Zillow) | $490,040 |
| 72712 median sale (Redfin) | $582K |
Sources: Redfin, Bentonville housing market · Zillow, Bentonville home values · Redfin, 72712 housing market
How a Bentonville file actually gets priced
Benton County appraisers have plenty of new construction sales to work with, and the risk is that they lean on them. We look for renovated resales of older houses close to downtown and argue for those as comps, adjusted for lot size and garage. Days on market stretched this year and the 72712 median dropped compared with last year, so we size the after repair value on closed sales from the last few months, not peak-era ones.
The older ranches here often have original plumbing, aging roofs and drainage problems on lots that were graded before the newer subdivisions went in around them. Hail and spring storms hit Northwest Arkansas regularly, so roof age matters to buyers and insurers. Bentonville’s growth also means permit volume is high, and inspections can stack up, so build that into your timeline. Check whether a short-term rental plan fits the city’s current rules before counting on that exit.
Who buys your finished Bentonville deal
Finished Bentonville houses sell to Walmart and vendor employees, relocating families who want a close-in address, and remote workers who came for the trails. Many of them arrive on relocation packages and move quickly, but they compare everything to new builds, so the finishes have to be current. Price ceilings are set by what a builder is asking for a larger new house a few miles out. Rents are strong enough that a DSCR hold can work, though the higher basis makes the payment test tighter than elsewhere in the state.
Your whole loan, in one portal
Apply once and the whole Bentonville 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 Bentonville
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Bentonville.
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.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Bentonville
We broker deals across the whole Bentonville 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 Arkansas, 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
As little as 72 hours on the fastest program, 7-30 days on the others. We stay on title and the lender through funding.
Bentonville hard money FAQ
Do you lend hard money in Bentonville?
Which fix and flip programs apply in Bentonville?
How fast can a Bentonville hard money loan close?
How much do I need to bring to close on a Bentonville flip?
Do you fund the rehab budget in Bentonville?
What credit score do I need for a Bentonville fix and flip loan?
Can I refinance a Bentonville flip into a rental loan?
Is a Bentonville flip worth it when new construction is everywhere?
Does the higher price in Bentonville change the loan?
Ready to fund your Bentonville deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.