Broker, not a lenderHard Money Lenders inBowling Green, Kentucky
Fix and flip, DSCR rental and new construction financing for Bowling Green 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 Bowling Green deal right now
Prefilled with a realistic Bowling Green deal. Change any number and it reprices instantly on the lanes licensed in Kentucky, using the same engine behind our term sheets.
Financing a deal in Bowling Green
Bowling Green is one of the fastest growing cities in Kentucky, pulled along by Western Kentucky University, the Corvette assembly plant and a long list of manufacturers along the I-65 corridor. Growth has brought a lot of new subdivisions to Warren County, and that shapes the resale market. The flip stock is 1950s to 1970s brick ranches and older frame houses near downtown, around WKU and north of the Barren River.
The Bowling Green deal is decided by the new homes going up around it. Builders keep adding subdivisions on the south and east sides, and a buyer can often get a new three-bedroom with a warranty for not much more than a remodeled older one. That has slowed resale this year. A flip works here when the location gives the buyer something the new subdivisions cannot, such as a short drive to campus, downtown or the plants, and when the scope covers the systems a buyer would otherwise worry about. In Kentucky a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 15% down from 9.00% with 2+ flips; 7.5% down from 9.99% with 3+ flips; 5% down from 12.00% with 3+ flips or from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.
What a Bowling Green deal looks like on paper
Bowling Green example: $170,000 purchase, $45,000 rehab, $290,000 after repair value, 730 credit, 4-10 flips completed. The engine puts that borrower on the 5% Down, 3+ Flips program at 12.00%. Picture a 1960s brick ranch on the north side of 42101: a new roof, a heat pump, a kitchen, a second bath and a crawlspace vapor barrier. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5% of the purchase)You$8,500
- Origination (2%)Lender$4,130
- Doc prepLender$749
- Broker fee (1%)Broker$2,065
- Title and closing (estimate at Texas rates)Title$3,356
- Prepaid interest (15 days)Lender$1,018
- Property insuranceInsurer$2,043
- AppraisalAppraiser$550
Interest while you rehab: $1,615 a month on the $161,500 funded at closing, $2,065 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $12,390 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 Bowling Green
| 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 |
- 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 Bowling Green prices sit right now
Before we price a Bowling Green 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 Bowling Green median sale price at $268,000 for the three months ending September 2026, down 6.9% from a year earlier, with homes selling after 70 days on the market on average.
| Median sale price, Bowling Green (Redfin, 3 months to Sep 2026) | $268,000 |
| Change from a year earlier (Redfin) | -6.9% |
| Average days on market, Bowling Green (Redfin) | 70 |
Sources: Redfin, Bowling Green housing market
How a Bowling Green file actually gets priced
We comp Bowling Green by neighborhood and by era, and we keep new construction in its own pile because it sets a ceiling for remodeled older homes. A renovated ranch near WKU is compared with other renovated older houses nearby, not with a new build in the county. Days on market have been long, so we lean on closed sales over active listings and we expect the appraiser to as well. Crawlspaces and foundations get a hard look here for reasons that run deeper than the house.
Bowling Green sits on karst, limestone riddled with caves and sinkholes; the sinkhole that swallowed cars inside the National Corvette Museum in 2014 is the famous example. Look at the yard and the foundation for settling and check the address against sinkhole mapping. Older houses near downtown carry lead paint, old wiring and cast iron drains. Inside the historic districts, exterior changes go through local review, and permits run through the City-County Planning Commission and the city’s building office.
Who buys your finished Bowling Green deal
The finished Bowling Green house sells to plant and warehouse workers, WKU and hospital staff, and first-time buyers, many on FHA, USDA or VA loans. They want move-in ready with a second bath and a garage or carport. Near campus, the buyer may be a landlord, and student and workforce rentals are in demand, so a DSCR refinance is a good backup if the listing slows.
Your whole loan, in one portal
Apply once and the whole Bowling Green 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 Bowling Green
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Bowling Green.
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 Bowling Green
We broker deals across the whole Bowling Green 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 Kentucky, 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
Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Bowling Green hard money FAQ
Do you lend hard money in Bowling Green?
Which fix and flip programs apply in Bowling Green?
How fast can a Bowling Green hard money loan close?
How much do I need to bring to close on a Bowling Green flip?
Do you fund the rehab budget in Bowling Green?
What credit score do I need for a Bowling Green fix and flip loan?
Can I refinance a Bowling Green flip into a rental loan?
Does new construction make it hard to flip in Bowling Green?
Can I get a first-flip loan in Bowling Green?
Before you sign anything
Ready to fund your Bowling Green deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.