Broker, not a lenderHard Money Lenders inColumbia, Missouri
Fix and flip, DSCR rental and new construction financing for Columbia 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 Columbia deal right now
Prefilled with a realistic Columbia deal. Change any number and it reprices instantly on the lanes licensed in Missouri, using the same engine behind our term sheets.
Financing a deal in Columbia
Columbia is a university town in the middle of Missouri, and Mizzou, the hospitals and the insurance and mortgage employers give it a steady base of buyers. The houses worth renovating sit close to campus and downtown: 1920s through 1950s cottages, bungalows and small ranches in West Ash, Benton-Stephens and North Central. Out past the highway loops, most housing is 1990s and newer and rarely needs more than paint. A first flip here is a normal request. In Missouri a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%).
Every Columbia deal comes down to one question: owner or student. The blocks nearest campus, like East Campus and parts of Benton-Stephens, lean toward rentals with several bedrooms and tough finishes. A few streets farther out, Old Southwest and West Ash buyers are young families and university staff who want character kept and the systems modernized. Decide which buyer you’re building for before you bid the work, because the two scopes look nothing alike.
What a Columbia deal looks like on paper
Columbia example: $175,000 purchase, $50,000 rehab, $315,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1940s cottage in the West Ash neighborhood: new roof and gutters, rewired panel, furnace and AC, a refreshed kitchen and bath, and grading that sends water away from the foundation. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$26,250
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,318
- Prepaid interest (15 days)Lender$775
- Property insuranceInsurer$2,138
- AppraisalAppraiser$550
Interest while you rehab: $1,176 a month on the $148,750 funded at closing, $1,572 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,431 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 Columbia
| 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% | 70% of ARV | 12 months | 5-14 days |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips5 | 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 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 Columbia prices sit right now
Before we price a Columbia 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 Columbia median sale price at $293K for the three months ending September 2026, up 4.8% from a year earlier, with homes selling after about 36 days on the market.
| Median sale price, Columbia (Redfin, 3 months to Sep 2026) | $293K |
| Year over year change in median (Redfin) | +4.8% |
| Days on market, Columbia (Redfin) | 36 |
Sources: Redfin, Columbia housing market
How a Columbia file actually gets priced
Missouri doesn’t make sale prices part of the public record, so Columbia comps come through the MLS and the appraiser’s own files rather than county data. That makes a local agent’s closed-sale pull the first thing we ask for. We keep campus-adjacent rentals separate from owner-occupied streets, since a house priced on rent and a house priced on finishes trade on different math. Sales from the last 90 days inside the same neighborhood set the number, and we lean conservative when the comp set is thin.
Boone County sits on karst, limestone ground that can open sinkholes and move water in odd ways, so a sagging slab or a cracked foundation wall deserves a structural look. Hinkson Creek, Flat Branch and Bear Creek all carry mapped floodplain, so check the address before you write an offer. Radon testing is worth the small cost in mid-Missouri basements. If the exit turns into a rental, the city runs a rental certificate program, and the house has to pass its inspection before tenants move in.
Who buys your finished Columbia deal
A finished owner-occupant house in Columbia sells to a professor, a nurse or a staffer at one of the big local employers, often a first-time buyer. Rentals near campus attract other investors and, sometimes, parents buying a place for a student. Sales in Columbia don’t happen overnight, so price against what closed on the street and plan your holding costs for a normal listing period. Fall and spring turn the rental calendar, which makes August move-ins the natural target for a hold.
Your whole loan, in one portal
Apply once and the whole Columbia 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 Columbia
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Columbia.
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 Columbia
We broker deals across the whole Columbia 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 Missouri, 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
5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.
Columbia hard money FAQ
Do you lend hard money in Columbia?
Which fix and flip programs apply in Columbia?
How fast can a Columbia hard money loan close?
How much do I need to bring to close on a Columbia flip?
Do you fund the rehab budget in Columbia?
What credit score do I need for a Columbia fix and flip loan?
Can I refinance a Columbia flip into a rental loan?
Should I flip a house near Mizzou or keep it as a student rental?
Can I get a hard money loan for a first flip in Columbia, Missouri?
Before you sign anything
Ready to fund your Columbia deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.