Broker, not a lenderHard Money Lenders inFayetteville, Arkansas
Fix and flip, DSCR rental and new construction financing for Fayetteville 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 Fayetteville deal right now
Prefilled with a realistic Fayetteville deal. Change any number and it reprices instantly on the lanes licensed in Arkansas, using the same engine behind our term sheets.
Financing a deal in Fayetteville
Fayetteville is a college town inside one of the fastest growing regions in the South. The University of Arkansas sits in the middle of it, Dickson Street runs downhill from campus, and the older streets around Wilson Park and Mount Sequoyah are full of 1920s to 1960s houses on steep, wooded lots. Northwest Arkansas growth pushed prices well above the rest of the state, so a flip here carries a bigger basis than one in Fort Smith or Jonesboro.
Two buyer pools decide a Fayetteville flip: owner occupants who want a walkable house near the square, and investors who want student rent near campus. Each one values the same house differently. A three bedroom a few blocks from the university can sell to either, but the finish level and layout should match the buyer you picked. Fayetteville also limits how many unrelated people can share a house in single-family zones, so a room-count rent plan needs checking against the current code before you buy.
What a Fayetteville deal looks like on paper
Fayetteville example: $265,000 purchase, $60,000 rehab, $445,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1960s split level on a sloped lot east of campus with a damp lower level, tired decks, original baths and dated paneling throughout. 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$32,500
- Origination (2.13%)Lender$6,216
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,925
- Title and closing (estimate at Texas rates)Title$3,781
- Prepaid interest (15 days)Lender$1,201
- Property insuranceInsurer$3,088
- AppraisalAppraiser$550
Interest while you rehab: $1,936 a month on the $232,500 funded at closing, $2,435 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $14,610 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 Fayetteville
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 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 and origination are the program floor; two completed projects in the last 36 months preferred.
- 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 Fayetteville prices sit right now
Before we price a Fayetteville 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 Fayetteville median sale price at $405K for the three months ending September 2026, up 5.8% on a year earlier, with homes selling in around 38 days, up from 29. Zillow’s average home value for the city is $379,367, up 3.6%. In 72701, which covers campus, Dickson Street and the south side, Redfin’s median is $450K, up 18.2%.
| Median sale price (Redfin) | $405K |
| Days on market (Redfin) | 38 |
| Typical home value (Zillow) | $379,367 |
| 72701 median sale (Redfin) | $450K |
Sources: Redfin, Fayetteville housing market · Zillow, Fayetteville home values · Redfin, 72701 housing market
How a Fayetteville file actually gets priced
Washington County appraisers lean on sales from the same hillside pocket, and they give real weight to view, lot slope and walkability to campus. We build the after repair value from renovated sales near the subject and leave out the new construction going up on the west side, which trades in its own bracket. Selling times have stretched compared with last year, so we plan the carry on recent days on market, not on the spring rush buyers remember.
Hills shape the budget. Steep driveways, retaining walls, drainage that runs toward the foundation and limestone close to the surface all show up on older Fayetteville lots, and a sewer lateral replacement can cost more than you expect once the trench hits rock. Big trees and hillside setbacks can limit additions. If your exit is a short-term rental, Fayetteville licenses those and treats owner occupied and non owner occupied rentals differently, so read the city rules first.
Who buys your finished Fayetteville deal
The finished house sells to university staff and faculty, young professionals priced out of Bentonville, and parents buying for a student. Many of them use conventional loans and shop closely on condition. Student rental demand gives you a real hold option near campus, and a DSCR refinance on a long-term lease is the usual fallback if the resale stalls.
Your whole loan, in one portal
Apply once and the whole Fayetteville 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 Fayetteville
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Fayetteville.
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 Fayetteville
We broker deals across the whole Fayetteville 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 Arkansas, 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.
Fayetteville hard money FAQ
Do you lend hard money in Fayetteville?
Which fix and flip programs apply in Fayetteville?
How fast can a Fayetteville hard money loan close?
How much do I need to bring to close on a Fayetteville flip?
Do you fund the rehab budget in Fayetteville?
What credit score do I need for a Fayetteville fix and flip loan?
Can I refinance a Fayetteville flip into a rental loan?
Can I rent a Fayetteville flip to students by the room?
Are hillside lots harder to finance in Fayetteville?
Ready to fund your Fayetteville deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.