Hard Money Lenders in Fort Worth, TX | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard 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.

Get a term sheet →Price a Fort Worth deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Fort Worth deal right now

Prefilled with a realistic Fort Worth deal. Change any number and it reprices on the programs that lend in Texas, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Fort Worth

Fort Worth is the DFW flip market with room left in it. The city keeps adding people, 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 a large residential historic district, 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, 700 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.

Loan amount$203,750
Cash to close$38,935
Proof of funds to show$63,453
Where the $38,935 goes
  • Down payment (15% of the purchase)You$26,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,038
  • Title and closingTitle$3,343
  • Prepaid interest (15 days)Lender$580
  • 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.

Fix and flip programs in Fort Worth

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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 is set per file from 9.99%; origination about 2% plus a $995 processing fee.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Fort Worth prices sit right now

Before we price a Fort Worth 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 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.

What happens after you apply

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.

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.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Fort Worth

Fix and flip

0%down on a first flip, purchase plus rehab under 70% of ARV
Rates
from 8.99% at 760+ credit
Max loan
up to 75% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Texas →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Texas →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing
Purchase-only loans in Texas →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Texas →

Where we lend in Fort Worth

We broker deals across the whole Fort Worth market. The submarkets investors ask us about most are Fairmount and Near Southside (76104), Ryan Place and Worth Heights (76110), Oakhurst and Riverside (76111), Glencrest and Highland Hills (76119), Polytechnic Heights (76105), Meadowbrook and Eastern Hills (76112), River Oaks and Sansom Park (76114), Ridglea and Western Hills (76116) and Wedgwood (76133).

How long does a Fort Worth loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Texas, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Fort Worth hard money FAQ

Do you lend hard money in Fort Worth?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Fort Worth 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 Fort Worth?
As of October 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, 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, closing costs rolled in when there's room, 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 Fort Worth hard money loan close?
As little as 72 hours. Most Fort Worth 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 Fort Worth flip?
The worked example on this page is a $175,000 Fort Worth purchase with a $55,000 rehab and a $305,000 after repair value at 700 credit, first flip: $26,250 down (15% of the purchase) and $38,935 total cash to close, with $63,453 of proof of funds to show the lender. The lowest down payment for a first flip in Fort Worth is 0% down (100% financing) at 11.50% with 650+ credit (no credit minimum, priced per file below that), when purchase plus rehab fits under 70% of ARV, with the closing costs rolled into the loan when the whole loan stays under the cap, so a deal with the room brings no cash to closing. 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 Fort Worth?
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 Fort Worth fix and flip loan?
One Fort Worth 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.
Can I refinance a Fort Worth flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Fort Worth 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.
Can I flip inside the Fairmount historic district?
Yes, and people do, but the exterior scope needs a certificate of appropriateness from the Historic and Cultural Landmarks Commission before the permit is issued. Windows, siding, porches and roofline changes all go through review. Interior work does not. If the numbers only work on a fast turn, buy a block outside the district line. If you are buying for the premium the district commands, budget the review into the timeline.
How much foundation work should I expect on a Fort Worth flip?
Assume some. The south side of the city sits on Eagle Ford shale and Austin chalk clays that shrink and swell hard, so slab piers and pier-and-beam re-levels are routine. We want an engineer’s report on any pre-1960 house before we set the ARV, because a foundation condition at appraisal is the most common reason a Fort Worth closing slips.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 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.

What to read before you sign a term sheet

Hard money near Fort Worth: Arlington and Dallas. More Texas city guides: Austin, Corpus Christi, Cypress, El Paso, Frisco, Houston, Katy, Lubbock, McKinney, Plano, San Antonio, Spring and The Woodlands. Or see everything we fund in Texas.

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