Broker, not a lenderHard Money Lenders inFrisco, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Frisco 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 Frisco deal right now
Prefilled with a realistic Frisco 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 Frisco
Frisco grew from a small railroad town into one of the fastest-built suburbs in the country in about twenty-five years, so almost nothing here is old. The flip inventory is the first wave of that growth: late 1990s and early 2000s production houses east of Preston Road and around Stonebriar, now on their original cabinets, carpet and air handlers. A handful of older cottages sit near Main Street in Old Town. Everything north of Panther Creek Parkway is still being built, which shapes every exit.
Frisco flips win or lose against brand new houses. Builders are still selling in north Frisco, Prosper and Celina with rate buydowns and paid closing costs, and a buyer at your price can walk a model home the same afternoon. So the deal has to be bought well under the resale comps and finished to a standard that competes with a model, not just a dated neighbor. Prices are also drifting down. Redfin has the city median down 5.4% in a year with homes taking longer to sell, so a Frisco ARV needs a cushion rather than last spring’s best comp.
What a Frisco deal looks like on paper
Frisco example: $400,000 purchase, $70,000 rehab, $625,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture an early 2000s two-story east of Preston in 75035: dated kitchen and baths, builder carpet, original HVAC and a roof that has seen a few hail seasons. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$60,000
- Origination (0.5%)Lender$2,050
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$4,100
- Title and closingTitle$4,361
- Prepaid interest (15 days)Lender$1,599
- Property insuranceInsurer$4,465
- AppraisalAppraiser$550
Interest while you rehab: $2,689 a month on the $340,000 funded at closing, $3,242 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $19,455 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 Frisco
| 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% | 70% of ARV | 12 months | 5-14 days |
| 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 |
| Best Value | 5% | 590+ | First flip OK | 9.99% to 12.99% | 2% | 75% of ARV | 12 months | 5-14 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, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 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) | No minimum | First flip OK | 11.50% | 3% | 70% of ARV | 12 months | 5-14 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 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.
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 Frisco prices sit right now
Before we price a Frisco 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 Frisco median sale price at $650,000 for the three months ending September 2026, down 5.4% from a year earlier, with homes selling after 63 days on market against 60 a year ago. Zillow’s average home value for the city is $640,131, down 3.9% over the past year. East Frisco’s 75035 runs at a $600,000 Redfin median, also down 3.7%, while 75034 is $820,000.
| Median sale price, Frisco (Redfin, 3 months to Sep 2026) | $650,000 |
| Days on market, Frisco (Redfin) | 63 |
| Zillow home value, Frisco (Sep 2026) | $640,131 |
| Median sale price, 75035 East Frisco (Redfin) | $600,000 |
| Median sale price, 75034 South Frisco (Redfin) | $820,000 |
Sources: Redfin, Frisco housing market · Zillow, Frisco home values · Redfin, 75035 housing market · Redfin, 75034 housing market
How a Frisco file actually gets priced
We comp a Frisco house against its own builder era and its own subdivision, because a 2003 production home east of Preston and a 2019 custom west of the Tollway are different products even at the same square footage. Closed sales from the last 90 days set the number, and a resale that sold after a price cut gets more weight than an active listing. The appraiser will look hard at a house that backs onto a thoroughfare or sits near the Tollway, and on any first-wave slab we want the post-tension cables and the foundation looked at before the ARV goes final.
Frisco straddles Collin and Denton counties, and the tax picture changes across that line. Many addresses pay Frisco ISD, but parts of the city sit in Lewisville, Prosper or Little Elm ISD, and a handful of newer sections carry a public improvement district assessment on top. Pull the exact taxing units from the appraisal district before you price the exit, because a buyer’s escrow decides what they can qualify for. HOAs are nearly universal and most review exterior color, fencing and roof material. Hail is a yearly event across North Texas, so expect a percentage deductible on the builder’s risk policy. Low ground along Stewart, Cottonwood and Panther creeks carries floodplain; check the city map.
Who buys your finished Frisco deal
The finished Frisco house sells to a family relocating for jobs along the Tollway and the corporate campuses near The Star and PGA Frisco, and they buy for the schools first. That buyer is pre-approved, comparing three or four houses in a weekend, and expects a finish that photographs like new. East Frisco resales near the city median move when they are priced right. Above that, the pool thins and the builder incentive problem gets worse. If the resale margin shrinks, the rents in 75035 and 75034 often support a DSCR refinance, which turns a slow listing into a hold.
Your whole loan, in one portal
Apply once and the whole Frisco 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 Frisco
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Frisco.
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 Frisco
We broker deals across the whole Frisco 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
5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.
Frisco hard money FAQ
Do you lend hard money in Frisco?
Which fix and flip programs apply in Frisco?
How fast can a Frisco hard money loan close?
How much do I need to bring to close on a Frisco flip?
Do you fund the rehab budget in Frisco?
What credit score do I need for a Frisco fix and flip loan?
Can I refinance a Frisco flip into a rental loan?
Can a Frisco resale flip compete with builder incentives?
Which school district is a Frisco address in?
Before you sign anything
Ready to fund your Frisco deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.