Broker, not a lenderHard Money Lenders inFort Worth, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Fort Worth 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 Fort Worth deal right now
Prefilled with a realistic Fort Worth deal. Change any number and it reprices instantly on the lanes licensed in Texas, using the same engine behind our term sheets.
Financing a deal in Fort Worth
Fort Worth is the DFW flip market with room left in it. The city keeps adding people faster than almost any other big city in the country, the housing stock south and east of downtown is 1920s to 1960s bungalows and ranches, and entry prices in 76104, 76105 and 76119 are still a fraction of what the same house costs across the county line in Dallas. The aerospace payroll and the medical district are the buyers. The flips are the pier-and-beam bungalows around Fairmount and the post-war slab ranches in Wedgwood and Ridglea.
The Fort Worth deal is decided by which side of the historic line you are on and what is under the house. Fairmount-Southside is one of the largest residential historic districts in the country, and inside it every exterior permit waits on a certificate of appropriateness from the landmarks commission. A block away in Worth Heights or on the edges of Ryan Place there is no overlay and the same bungalow rehabs in half the calendar time. Underneath, the south side of the city sits on some of the most expansive clay in Texas, so foundation work is a line item on almost every file, and a pier-and-beam re-level is normal rather than a red flag.
What a Fort Worth deal looks like on paper
Fort Worth example: $175,000 purchase, $55,000 rehab, $305,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a pier-and-beam bungalow a few blocks outside the Fairmount line: re-level, roof, kitchen, baths, floors. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$26,250
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,038
- Title and closingTitle$3,343
- Prepaid interest (15 days)Lender$795
- Property insuranceInsurer$2,185
- AppraisalAppraiser$550
Interest while you rehab: $1,176 a month on the $148,750 funded at closing, $1,611 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $9,668 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 Fort Worth
| 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% | 75% of ARV | 12 months | 14 days |
| New Investor Program | 12.5% | 700+ | First flip OK | 9.75% | 1% | 75% of ARV | 12 months | 72 hours |
| Best Value | 5% | 590+ | First flip OK | 9.99% to 12.99% | 2% | 75% of ARV | 12 months | 14 days |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Lowest Down (100% financing) | 0% (100% financing) | 650+ | First flip OK | 11.75% | 3% | 70% of ARV | 12 months | 14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- 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.
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.
What the Fort Worth comps say
Redfin puts the Fort Worth median sale price at $332,000 for the three months ending August 2026, about 2% below a year earlier, with homes going pending in 48 days. Zillow’s home value index for the city is $295,800. The south and east side flip ZIPs sit far under that: 76104 indexes at $187,757, 76119 at $197,421 and 76110 at $215,820.
| Median sale price, Fort Worth (Redfin, 3 months to Aug 2026) | $332,000 |
| Days on market, Fort Worth (Redfin) | 48 |
| Zillow home value index, Fort Worth (Aug 2026) | $295,800 |
| Zillow home value index, 76104 Fairmount / Near Southside | $187,757 |
| Zillow home value index, 76110 Ryan Place / Worth Heights | $215,820 |
| Zillow home value index, 76119 Glencrest | $197,421 |
Sources: Redfin, Fort Worth housing market · Zillow, Fort Worth home values · Zillow, 76104 home values · City of Fort Worth, historic preservation · City of Fort Worth, short-term rentals
How a Fort Worth file actually gets priced
Fort Worth ARVs hold up better than Dallas ARVs because the spread between purchase and finished value is narrower and appraisers see the same rehab over and over. The mistake we see is comping a Poly Heights house against Fairmount. Those are different buyers and different ceilings, and an appraiser will not cross Hemphill or I-35W to find a comp. We set the number inside the subdivision, we treat a 76116 comp that went pending in under three weeks as the top of the range rather than the base, and on any pre-1960 house we want the foundation report before the ARV is final.
The Trinity River, Sycamore Creek and Mary’s Creek floodplains cover a lot of ground, and the city’s own flood viewer flags risk on streets the FEMA map does not. Since 2024, stormwater rules apply to lots under an acre, which matters if you are adding footprint. Hail is the insurance story across DFW: two percent wind and hail deductibles are standard and a roof past fifteen years is paid at depreciated value, so a re-roof is usually in the budget. Short-term rentals are prohibited in residential zoning here, so an STR exit is off the table for most flips. Rental registration is voluntary on one and two family houses unless there is a violation on file.
Who buys your finished Fort Worth deal
A finished Fort Worth house under about 300 thousand exits to a first-time buyer, and the city’s own down payment assistance keeps that buyer pool deep. Ridglea and Wedgwood exit to a move-up buyer who shops your house against a new build in the far north and west, and builders out there are stacking incentives, so the finish and the price both have to answer for that. The medical district and TCU pockets exit as rentals as easily as sales, and a DSCR refinance is the normal way a Fairmount flip becomes a hold.
Your whole loan, in one portal
Apply once and the whole Fort Worth 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 Fort Worth
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Fort Worth.
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 Fort Worth
We broker deals across the whole Fort Worth 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 Texas, 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
7 to 10 days typical. We stay on title and the lender through funding.
Fort Worth hard money FAQ
Do you lend hard money in Fort Worth?
Which fix and flip programs apply in Fort Worth?
How fast can a Fort Worth hard money loan close?
How much do I need to bring to close on a Fort Worth flip?
Do you fund the rehab budget in Fort Worth?
What credit score do I need for a Fort Worth fix and flip loan?
Can I refinance a Fort Worth flip into a rental loan?
Can I flip inside the Fairmount historic district?
How much foundation work should I expect on a Fort Worth flip?
Before you sign anything
Ready to fund your Fort Worth deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.