Hard Money Lenders in Cape Coral, FL | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inCape Coral, Florida

Fix and flip, DSCR rental and new construction financing for Cape Coral 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 a Cape Coral deal

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

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 5-14 days typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Florida
Run the numbers

Price a Cape Coral deal right now

Prefilled with a realistic Cape Coral deal. Change any number and it reprices instantly on the lanes licensed in Florida, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Cape Coral

Cape Coral was laid out as a planned city in the 1950s, with a grid of lots and hundreds of miles of canals. Almost everything is a single-story concrete block house built from the 1970s on, and much of it has a pool. Retirees, snowbirds and Midwest transplants make up a big share of buyers, and Fort Myers jobs sit across the bridges.

The Cape Coral deal sorts by water. Gulf access canals, freshwater canals and dry lots trade in three different price brackets, and flood and insurance costs follow the same lines. Hurricane Ian in 2022 put surge into the south and west side, and many of those houses were rebuilt or sold. We check which canal, which side of town and how the house came through the storms before we agree on an after repair value.

A real term sheet

What a Cape Coral deal looks like on paper

Cape Coral example: $230,000 purchase, $55,000 rehab, $405,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1990s concrete block pool home in Northeast Cape on a dry lot, with an original kitchen, a pool cage that needs screening, and a roof near the age insurers stop writing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$250,500
Cash to close$48,802
Proof of funds to show$75,538
Where the $48,802 goes
  • Down payment (15% of the purchase)You$34,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,505
  • Title and closing (estimate at Texas rates)Title$3,573
  • Prepaid interest (15 days)Lender$977
  • Property insuranceInsurer$2,708
  • AppraisalAppraiser$550

Interest while you rehab: $1,546 a month on the $195,500 funded at closing, $1,981 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $11,886 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Cape Coral

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. 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.
  2. 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.
  3. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. 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.

What we check first

Where Cape Coral prices sit right now

Before we price a Cape Coral 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 Cape Coral median sale price at $380K for the three months ending September 2026, up 6.4% on a year earlier, with homes selling in around 68 days, down from 81. The median price per square foot is $209.

Median sale price (Redfin)$380K
Change from a year earlierup 6.4%
Days on market (Redfin)68
Median price per square foot$209

Sources: Redfin, Cape Coral housing market

Underwriting

How a Cape Coral file actually gets priced

Builders keep putting new houses on empty Cape lots, so your renovated house competes with new construction on almost every street. Appraisers here match on water type, pool and age, and they won’t let a gulf access sale price a dry lot house. We pull renovated sales with the same water type and pool from recent months. We also check whether city water and sewer have reached the street, and whether utility assessments are owed.

In Southwest and Southeast Cape, flood zones and the 50% rule shape the scope after Ian, so get the building value and elevation first. In the north, many houses are still on wells and septic, and the city’s utility expansion brings assessments when it arrives. Some houses built in 2006 and 2007 have problem imported drywall, so ask for the build date and inspect. Seawalls and boat lifts on canal homes need their own inspection.

The exit

Who buys your finished Cape Coral deal

The finished Cape Coral house sells to a retiree, a snowbird or a family moving from up north, often with cash or a large down payment. Insurance cost is the first question, so a newer roof, impact openings and a wind mitigation report help the sale. A pool home with a clean cage is the standard buyers expect. Long-term rentals here work too, so a DSCR loan is a fair plan B.

After you apply

Your whole loan, in one portal

Apply once and the whole Cape Coral 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Cape Coral

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Cape Coral.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Cape Coral

We broker deals across the whole Cape Coral market. These are the submarkets investors ask us about most:

Northeast Cape (33909)Northwest Cape (33993)Southeast Cape and the Parkway (33904)Southwest Cape and Pelican (33914)Cape Coral Parkway area (33904)Burnt Store corridor (33993)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Florida, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Questions

Cape Coral hard money FAQ

Do you lend hard money in Cape Coral?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Cape Coral 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 Florida, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Cape Coral?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 3+ Flips (5% down, from 12.00%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); 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 a Cape Coral hard money loan close?
As little as 72 hours. Most Cape Coral 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 a Cape Coral flip?
The worked example on this page is a $230,000 Cape Coral purchase with a $55,000 rehab and a $405,000 after repair value at 730 credit, first flip: $34,500 down (15% of the purchase) and $48,802 total cash to close, with $75,538 of proof of funds to show the lender. The lowest down payment for a first flip in Cape Coral is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. 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 Cape Coral?
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 a Cape Coral fix and flip loan?
One Cape Coral 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 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 a Cape Coral flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Cape Coral 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.
Does it matter if a Cape Coral house is on a canal?
A lot. Gulf access canals sell in a much higher bracket than freshwater canals, which sell above dry lots. Flood insurance and storm exposure follow the same order. Keep your comps on the same type of water, and price the flood and insurance cost into your carry and your buyer’s payment.
What should I check on a Northwest or Northeast Cape house?
Whether it is on well and septic, and whether city utilities are scheduled to reach the street, since assessments come with the hookup. Also the roof age and the build date. Houses built in 2006 and 2007 are worth a closer look for problem drywall. Inspect the pool and the cage too, since buyers expect them in good shape.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your Cape Coral deal →
Keep reading

Before you sign anything

Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard money in St. Petersburg →Hard money in Tampa →Hard money in Miami →Hard money in Fort Lauderdale →All Florida coverage →

Ready to fund your Cape Coral deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

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