Broker, not a lenderHard Money Lenders inHattiesburg, Mississippi
Fix and flip, DSCR rental and new construction financing for Hattiesburg 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 Hattiesburg deal right now
Prefilled with a realistic Hattiesburg deal. Change any number and it reprices instantly on the lanes licensed in Mississippi, using the same engine behind our term sheets.
Financing a deal in Hattiesburg
Hattiesburg is a college and medical town in the Pine Belt that straddles Forrest and Lamar counties. The University of Southern Mississippi, two regional hospitals and Camp Shelby keep demand steady. Flips here are usually older frame and brick houses inside the city, in Midtown, the Avenues and around downtown, built from the 1920s through the 1960s.
In Hattiesburg the county line matters. West of town, the Lamar County side around Oak Grove draws families for its schools and newer subdivisions, and that pulls a lot of buyers away from the older Forrest County core. A Midtown or downtown flip has to appeal to a different buyer, a professor, a nurse, a graduate student or a young couple who wants an older house near campus and the restaurants on Hardy Street.
What a Hattiesburg deal looks like on paper
Hattiesburg example: $125,000 purchase, $50,000 rehab, $235,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1950s frame house in Midtown near Southern Miss on a crawl space, with a sagging porch, window units and a kitchen that has never been updated. 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$17,500
- Origination (2.13%)Lender$3,347
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,114
- Prepaid interest (15 days)Lender$647
- Property insuranceInsurer$1,663
- AppraisalAppraiser$550
Interest while you rehab: $895 a month on the $107,500 funded at closing, $1,311 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,867 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 Hattiesburg
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 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, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips4 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- 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 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 Hattiesburg prices sit right now
Before we price a Hattiesburg 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 Hattiesburg median sale price at $239K for the three months ending September 2026, up 13.9% on a year earlier, with homes selling in around 46 days, up from 27 a year ago. Zillow’s average home value for the city is $217,822, up 2.7%. In 39401, which covers Midtown and downtown, Redfin’s median is $186K, up 6.5%, with homes selling in about 32 days.
| Median sale price, Hattiesburg (Redfin) | $239K |
| Days on market, Hattiesburg (Redfin) | 46 |
| Average home value, Hattiesburg (Zillow) | $217,822 |
| 39401 median sale (Redfin) | $186K |
Sources: Redfin, Hattiesburg housing market · Zillow, Hattiesburg home values · Redfin, 39401 housing market
How a Hattiesburg file actually gets priced
The appraiser has to keep comps inside the old core, since a renovated 1950s house near campus doesn’t trade like a new build in Oak Grove. We set the after repair value off renovated sales in the same neighborhood and on the same side of Highway 49 and Interstate 59. Homes are taking longer to sell than a year ago, so we plan the carry for a slower sale and keep the price close to the 70% rule.
Tornadoes are the local hazard people remember. The 2013 tornado tore through the USM campus, Midtown and the Avenues, and another hit the city in 2017, so check the roof, the framing and any patched storm damage. Older frame houses here sit on piers over a crawl space, where termites, rot and moisture are common in the Pine Belt’s humid climate. Parts of the city are in local historic districts, which can mean review for exterior changes, and low ground near the Leaf and Bouie rivers carries flood risk.
Who buys your finished Hattiesburg deal
The finished house sells to university and hospital staff, Camp Shelby personnel and families who want to stay inside the city. Student and staff demand near campus makes renting a practical exit, so a DSCR refinance is a solid fallback, and some buyers purchase near campus for their own kids. Price against renovated sales in the old core, not the Lamar County subdivisions.
Your whole loan, in one portal
Apply once and the whole Hattiesburg 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 Hattiesburg
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Hattiesburg.
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 Hattiesburg
We broker deals across the whole Hattiesburg 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 Mississippi, 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
Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Hattiesburg hard money FAQ
Do you lend hard money in Hattiesburg?
Which fix and flip programs apply in Hattiesburg?
How fast can a Hattiesburg hard money loan close?
How much do I need to bring to close on a Hattiesburg flip?
Do you fund the rehab budget in Hattiesburg?
What credit score do I need for a Hattiesburg fix and flip loan?
Can I refinance a Hattiesburg flip into a rental loan?
Should I flip in Midtown or out by Oak Grove?
What should I check after Hattiesburg’s tornadoes?
Before you sign anything
Ready to fund your Hattiesburg deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.