Hard Money Lenders in Dallas, TX | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inDallas, Texas

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Dallas 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 Dallas deal

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

Reviewed by Micah Foster, Founder & CEO · August 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 Texas
Run the numbers

Price a Dallas deal right now

Prefilled with a realistic Dallas deal. Change any number and it reprices instantly on the lanes licensed in Texas, 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 Dallas

Dallas is a smaller part of our book than Houston, and the mix is different: more of the scenarios that come to us out of DFW are rental and DSCR plays rather than flips, and the price points run higher on both ends. We are straight about that rather than pretending the footprint is the same.

Dallas rewards precision on the exit more than Houston does. The gap between a Lakewood rehab and a South Dallas rehab is not just price, it is buyer type, days on market, and whether a DSCR refinance is realistically available at the end. Because the spread between purchase and finished value runs wider here, lenders scrutinize the ARV harder, and an aggressive number is the most common reason a DFW file gets repriced late. We would rather set a conservative ARV on day one and hold it.

A real term sheet

What a Dallas deal looks like on paper

Dallas example: $272,500 purchase, $90,000 rehab, $500,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$321,625
Cash to close$56,013
Proof of funds to show$93,774
Where the $56,013 goes
  • Down payment (15% of the purchase)You$40,875
  • Origination (0.5%)Lender$2,000
  • Doc prepLender$749
  • Broker fee (1%)Broker$3,216
  • Title and closingTitle$3,925
  • Prepaid interest (15 days)Lender$1,254
  • Property insuranceInsurer$3,444
  • AppraisalAppraiser$550

Interest while you rehab: $1,832 a month on the $231,625 funded at closing, $2,544 once every draw is out. Proof of funds is cash to close plus $22,500 of rehab reserve and $15,261 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 Dallas

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%75% of ARV12 months5-14 days
New Investor Program12.5%700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110%680+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5%590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5%680+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips11.00% to 12.00%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
Lowest Down (100% financing)0% (100% financing)650+First flip OK11.50%3%70% of ARV12 months5-14 days
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. 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. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. 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. 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.

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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Underwriting

How a Dallas file actually gets priced

DFW files draw more scrutiny on the ARV than Houston files do, because the spread between purchase and finished value tends to run wider here and lenders know it. An aggressive number is the most common reason a Dallas file gets repriced at the eleventh hour. We would rather set the ARV conservatively on day one and hold it through underwriting than book a headline number that gets cut the week of closing.

The DFW scenarios that reach us skew toward rental and DSCR rather than flips, and that is worth treating as a signal rather than a coincidence. If a deal only works when you assume a fast retail resale, but the same property pencils comfortably as a hold, the market is telling you which strategy it prefers. Run both before you commit, because refinancing into a DSCR loan at the end is a very different underwrite than selling.

The exit

Who buys your finished Dallas deal

The exit varies more by pocket in Dallas than almost anywhere we lend. A Lakewood or M Streets rehab exits to a retail buyer quickly and at a high number. The same rehab budget in a transitional South Dallas pocket exits slower, to a different buyer, and is far more likely to become a rental hold. Decide which of those you are underwriting before you make the offer, because it changes both the finish level and the financing you should be using.

The numbers

What a Dallas deal looks like

On our closed Dallas dealsRange
Purchase price$95,000 to $450,000
After repair value$315,000 to $850,000
Most common loan typeFix & Flip

The range we actually see on Dallas deals, as of September 2026. Bring us something outside it and we will still price it, the range is what is common here, not a cap.

After you apply

Your whole loan, in one portal

Apply once and the whole Dallas 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 Dallas

Fix & Flip

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

15% down from 8.99% at 700+ credit · 0% down (100% financing) from 11.50% at 650+ credit, when purchase plus rehab fits under 70% of ARV

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

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5-14 days

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 Dallas

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

Lakewood (75214)M Streets (75206)Downtown / Deep Ellum (75201)South Dallas (75215)Lake Highlands (75238)Vickery Meadow (75243)
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 Texas, 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

Dallas hard money FAQ

Do you lend hard money in Dallas?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Dallas 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 Dallas?
As of September 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, 3+ Flips (5% down, from 11.00%, 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, 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 a Dallas hard money loan close?
As little as 72 hours. Most Dallas 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 Dallas flip?
The worked example on this page is a $272,500 Dallas purchase with a $90,000 rehab and a $500,000 after repair value at 730 credit, first flip: $40,875 down (15% of the purchase) and $56,013 total cash to close, with $93,774 of proof of funds to show the lender. The lowest down payment for a first flip in Dallas is 0% down (100% financing) from 11.50% at 650+ credit, 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 Dallas?
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 Dallas fix and flip loan?
One Dallas 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.
Do you do DSCR rental loans in Dallas?
Yes, and a good share of what comes to us out of Dallas is DSCR rather than flip financing. DSCR qualifies the property on its rental income instead of your personal income, and it works on single family, 2-4 unit, and small multifamily. It is also the usual exit when a Dallas flip turns into a hold.
Should I flip or hold a Dallas investment property?
Run both before you commit. A good share of what comes to us out of DFW pencils better as a rental than as a flip, particularly outside the established east Dallas pockets. If the deal only works assuming a fast retail resale but comfortably clears a DSCR debt service test as a hold, that is the market telling you which strategy it prefers. The financing differs, so decide before you make the offer.
Do you fund DSCR rental loans in Dallas?
Yes. DSCR qualifies on the rental income the property produces rather than your personal income, which suits the DFW deals we see most. It works on single family, 2-4 unit and small multifamily, and it is the standard exit when a Dallas flip turns into a hold. We shop DSCR the same way we shop hard money, across the network rather than through one lender.
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 Dallas deal →
Keep reading

Before you sign anything

Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
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 →
Hard money in Houston →All Texas coverage →

Ready to fund your Dallas 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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