Hard Money Lenders in Houston, TX | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inHouston, Texas

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Houston 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 Houston deal

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

Reviewed by Micah Foster, Founder & CEO · August 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 5-14 days typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Texas
Run the numbers

Price a Houston deal right now

Prefilled with a realistic Houston deal. Change any number and it reprices instantly on the lanes licensed in Texas, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Houston

Houston is the deepest fix and flip market in Texas, and it is where most of our loan volume lives. It is a big, uneven market: a 1950s ranch in Oak Forest and a flood-damaged bungalow in the East End are priced by completely different logic, and lenders who do not work here regularly get the ARV wrong in both directions.

Two things decide most Houston deals. First, flood history: anything in a 100-year floodplain or with a prior claim changes both your insurance line and your buyer pool, and some lenders will not touch it at all. Second, the unrestricted-lot problem. Houston has no zoning, so a comp two streets over can sit next to a commercial use and appraise nothing like your subject. We price both of those in before we shop the file, because a lender surprise on either one is what kills a Houston closing at day 12.

A real term sheet

What a Houston deal looks like on paper

Houston example: $155,000 purchase, $50,000 rehab, $282,500 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$181,750
Cash to close$34,440
Proof of funds to show$56,564
Where the $34,440 goes
  • Down payment (15% of the purchase)You$23,250
  • Origination (0.5%)Lender$2,000
  • Doc prepLender$749
  • Broker fee (1%)Broker$2,000
  • Title and closingTitle$3,234
  • Prepaid interest (15 days)Lender$709
  • Property insuranceInsurer$1,948
  • AppraisalAppraiser$550

Interest while you rehab: $1,042 a month on the $131,750 funded at closing, $1,437 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $8,624 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Houston

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%75% of ARV12 months5-14 days
New Investor Program12.5%700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110%680+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5%590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5%680+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips11.00% to 12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
Lowest Down (100% financing)0% (100% financing)650+First flip OK11.50%3%70% of ARV12 months5-14 days
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. 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. Loans of $150,000 and up. Smaller loans are priced per file. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. 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. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. 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.

Underwriting

How a Houston file actually gets priced

The Houston file that gets repriced late is almost always an ARV problem, not a credit problem. Because the city has no zoning, an appraiser can pull a comp from two streets over that backs onto a commercial lot, and the number lands under what your own comps supported. We set the ARV against finished sales inside the same pocket rather than a half-mile radius, and if the number you sent us is not going to hold, you hear it before the term sheet goes out.

Flood is the Houston underwriting question. A property in a 100-year floodplain, or one with a prior claim on record, changes your insurance line, narrows your resale buyer pool, and takes some lenders off the table entirely. Pull the flood zone before you go under contract rather than after. Buyers here ask, and an unresolved answer costs you weeks on the exit.

The exit

Who buys your finished Houston deal

Most Houston exits we see are retail resales in the 250-400 thousand band, which is where the buyer pool is deepest and where financing is easiest for whoever buys from you. Above about 500 thousand, days on market stretch and your carry assumption needs a longer runway. Below about 150 thousand the buyer is often another investor paying cash, so your price matters more than your finish level.

The numbers

What a Houston deal looks like

On our closed Houston dealsMedian
Purchase price$155,000
After repair value$282,500
Spread between the two$127,500
Most common loan typeFix & Flip

Typical of the Houston deals we place, as of September 2026. Your deal will not be the median, but this is the shape of what actually funds here.

After you apply

Your whole loan, in one portal

Apply once and the whole Houston 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Houston

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Houston.

15% down from 8.99% at 700+ credit · 0% down (100% financing) from 11.50% at 650+ credit, when purchase plus rehab fits under 70% of ARV

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.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5-14 days

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Houston

We broker deals across the whole Houston market. These are the submarkets investors ask us about most:

Oak Forest / Garden Oaks (77018)The Heights (77007)Spring Branch (77055 / 77080)Acres Homes (77088 / 77091)Greenspoint (77060 / 77090)Alief (77072 / 77077)East End (77011 / 77013)Westbury (77035 / 77096)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

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.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Questions

Houston hard money FAQ

Do you lend hard money in Houston?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Houston 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 Houston?
As of September 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, 3+ Flips (5% down, from 11.00%, 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, 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 Houston hard money loan close?
As little as 72 hours. Most Houston 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 Houston flip?
The worked example on this page is a $155,000 Houston purchase with a $50,000 rehab and a $282,500 after repair value at 730 credit, first flip: $23,250 down (15% of the purchase) and $34,440 total cash to close, with $56,564 of proof of funds to show the lender. The lowest down payment for a first flip in Houston is 0% down (100% financing) from 11.50% at 650+ credit, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. 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 Houston?
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 Houston fix and flip loan?
One Houston 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 Houston flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Houston 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.
Does flood zone affect a Houston hard money loan?
Yes, in two places. Lenders price the insurance escrow off the flood zone, so a property in an A or V zone carries a materially higher monthly line than the same house in an X zone. Some lenders will not lend at all against an open or repeated claim history. Check the zone before you go under contract, because it also decides how large your resale buyer pool is.
Can I get a hard money loan on a Houston property with no zoning protection?
Yes, and most of Houston is exactly that. It matters for the ARV rather than the approval. When a subject property backs onto a commercial or industrial use, appraisers discount it against otherwise similar comps, so we underwrite the ARV against finished sales in the same pocket instead of a straight radius pull.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your Houston deal →
Keep reading

Before you sign anything

Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Hard money in Cypress →Hard money in Spring →All Texas coverage →

Ready to fund your Houston deal?

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