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

Hard Money Lenders inEdmond, Oklahoma

Fix and flip, DSCR rental and new construction financing for Edmond 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 an Edmond 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
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Oklahoma
Run the numbers

Price an Edmond deal right now

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

Edmond is the high end of the Oklahoma City metro, and buyers pay for it. Most of the city was built from the 1970s on, with large newer subdivisions to the north and east. Flips concentrate in the older close-in neighborhoods around downtown and the UCO campus, where 1960s to 1980s ranches still sell for less than newer homes elsewhere in town.

Edmond Public Schools is the reason most buyers are here, so the first check on any address is the district. The city also reaches into Deer Creek on the west, which carries its own premium. Inside the older 73003 neighborhoods, the trade is simple: buy a dated ranch at a discount to the newer stock and finish it well enough to compete with it.

A real term sheet

What an Edmond deal looks like on paper

Edmond example: $195,000 purchase, $55,000 rehab, $330,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1970s brick ranch in 73003 near downtown Edmond and UCO, with dark paneling, a closed-off kitchen, original windows and a deck that needs replacing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$220,750
Cash to close$42,660
Proof of funds to show$67,985
Where the $42,660 goes
  • Down payment (15% of the purchase)You$29,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,208
  • Title and closing (estimate at Texas rates)Title$3,427
  • Prepaid interest (15 days)Lender$861
  • Property insuranceInsurer$2,375
  • AppraisalAppraiser$550

Interest while you rehab: $1,311 a month on the $165,750 funded at closing, $1,746 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $10,475 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 Edmond

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
  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 Edmond prices sit right now

Before we price an Edmond 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 Edmond median sale price at $389K for the three months ending September 2026, up 5.0% on a year earlier, with homes selling in around 35 days. Zillow’s average Edmond home value is $354,038, up 0.7% (updated 9/30/2026). In 73003, the older core of town, Redfin’s median is $265K, up 8.2%, with homes selling in about 27 days.

Median sale price (Redfin)$389K
Days on market (Redfin)35
Typical home value (Zillow)$354,038
73003 median sale (Redfin)$265K

Sources: Redfin, Edmond housing market · Zillow, Edmond home values · Redfin, 73003 housing market

Underwriting

How an Edmond file actually gets priced

Edmond appraisers compare within the subdivision and expect upgrades to match the price band. A light cosmetic job won’t reach the top of the market here, because buyers can step into a newer house. We set the after repair value from renovated sales in the same close-in neighborhoods, matched on square footage and garage, and we check list to sale ratios, since sellers here often give up a little on price.

Edmond’s newer neighborhoods come with HOAs and architectural committees, while many older in-town lots don’t. Spring Creek, Coffee Creek and other local channels have mapped flood areas, so pull the floodplain map. Roof and storm damage are common insurance issues, and buyers expect a safe room or storm shelter at this price point. Older homes near UCO sometimes carry unpermitted additions.

The exit

Who buys your finished Edmond deal

The finished house sells to families moving up for the schools, UCO faculty and staff, and professionals commuting to Oklahoma City on the Broadway Extension or I-35. Higher prices mean more conventional financing and fewer FHA buyers than elsewhere in the metro. Near campus, holding the house as a rental to UCO students or staff is a reasonable DSCR exit.

After you apply

Your whole loan, in one portal

Apply once and the whole Edmond 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 Edmond

Fix & Flip

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

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 Edmond

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

Downtown Edmond and the UCO area (73003)Inner Edmond ranch neighborhoods (73003)Kickingbird and east Edmond (73034)South Edmond along Memorial Road (73013)West Edmond in Deer Creek schools (73012)Arcadia Lake side and far northeast (73034)
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 Oklahoma, 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. We stay on title and the lender through funding.

Questions

Edmond hard money FAQ

Do you lend hard money in Edmond?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Edmond 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 Oklahoma, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Edmond?
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). 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 an Edmond hard money loan close?
Most Edmond fix and flip files fund in 5-14 days once the file is complete. 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 an Edmond flip?
The worked example on this page is a $195,000 Edmond purchase with a $55,000 rehab and a $330,000 after repair value at 730 credit, first flip: $29,250 down (15% of the purchase) and $42,660 total cash to close, with $67,985 of proof of funds to show the lender. The lowest down payment for a first flip in Edmond 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 Edmond?
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 an Edmond fix and flip loan?
The lowest credit floor among the Edmond programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. 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 an Edmond flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Edmond 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.
Is Edmond too expensive for a flip?
Not in the older close-in neighborhoods. Dated 1960s to 1980s ranches near downtown and UCO still trade below newer Edmond homes, and the school district gives the finished house a deep buyer pool. The key is spending enough on the rehab to compete with newer stock without overbuilding the block.
How does the school district change an Edmond deal?
A lot. Most of the city is in Edmond Public Schools, but the west side falls in Deer Creek, and a few edges are in other districts. Buyers shop by district, so comps should come from the same one. Confirm it for the exact address before you write the offer.
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 Edmond 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 Oklahoma City →Hard money in Norman →Hard money in Tulsa →Hard money in Wichita →All Oklahoma coverage →

Ready to fund your Edmond deal?

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