Broker, not a lenderHard Money Lenders inDurham, North Carolina
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Durham 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 Durham deal right now
Prefilled with a realistic Durham deal. Change any number and it reprices instantly on the lanes licensed in North Carolina, using the same engine behind our term sheets.
Financing a deal in Durham
Durham is a university and hospital city that turned old tobacco warehouses into offices and apartments. Duke and its health system are the anchor, and Research Triangle Park is next door. The flip stock is 1910s to 1930s mill houses and bungalows in East Durham, Walltown and Old West Durham, plus 1940s and 1950s houses in Northgate Park and Lakewood.
Durham’s zoning lets more go on a lot than most cities. Since the city’s housing choices changes, many parcels can take a duplex, an accessory unit or a small-lot split, and builders buy small houses to build two or three new ones. That puts a floor under the price of your purchase and a ceiling on your resale. We look at what a builder would pay for the lot before we size the rehab.
What a Durham deal looks like on paper
Durham example: $230,000 purchase, $65,000 rehab, $420,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Say a 1920s mill house in East Durham on brick piers, with two small bedrooms, one bath, a back porch that was enclosed long ago and original wiring. 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$29,500
- Origination (2.13%)Lender$5,642
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,655
- Title and closing (estimate at Texas rates)Title$3,648
- Prepaid interest (15 days)Lender$1,090
- Property insuranceInsurer$2,803
- AppraisalAppraiser$550
Interest while you rehab: $1,669 a month on the $200,500 funded at closing, $2,210 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $13,262 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 Durham
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| New Investor Program | 12.5% | 700+ | First flip OK | 9.75% | 1% | 75% of ARV | 12 months | 72 hours |
| 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, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips4 | 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 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 Durham prices sit right now
Before we price a Durham 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 Durham median sale price at $420K for the three months ending September 2026, down 5.4% on a year earlier, with homes selling in around 43 days, up from 38. The median price per square foot is $221.
| Median sale price (Redfin) | $420K |
| Change from a year earlier | down 5.4% |
| Days on market (Redfin) | 43 |
| Median price per square foot | $221 |
Sources: Redfin, Durham housing market
How a Durham file actually gets priced
Durham prices are down this year and houses are taking longer, so we use recent closings and avoid last year’s numbers. Appraisers separate a renovated original house from new infill on the same street, and they won’t let one support the other. We pull renovated mill houses and bungalows from the same neighborhood, matched on bath count and square footage.
Ellerbe Creek runs through Northgate Park and parts of North Durham, and Third Fork Creek has its own floodplain, so check the map. Mill houses bring settled piers, termite damage, lead paint and old wiring. Cleveland-Holloway, Morehead Hill and other neighborhoods are local historic districts where exterior work needs approval. Old heating oil tanks also turn up in yards.
Who buys your finished Durham deal
The finished Durham house sells to a Duke or hospital employee, a grad student’s family, or a young professional working in the Triangle. Most finance conventional, so the house needs a clean inspection. Rent is strong near Duke and downtown, and an accessory unit can add income, so a DSCR loan is a real hold option.
Your whole loan, in one portal
Apply once and the whole Durham 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 Durham
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Durham.
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.
Bridge & Purchase Only
For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Durham
We broker deals across the whole Durham 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 North Carolina, 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.
Durham hard money FAQ
Do you lend hard money in Durham?
Which fix and flip programs apply in Durham?
How fast can a Durham hard money loan close?
How much do I need to bring to close on a Durham flip?
Do you fund the rehab budget in Durham?
What credit score do I need for a Durham fix and flip loan?
Can I refinance a Durham flip into a rental loan?
Should I flip or build on a Durham lot?
Can I add an accessory unit to a Durham flip?
Before you sign anything
Ready to fund your Durham deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.