Hard Money Lenders in Kailua-Kona, HI | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inKailua-Kona, Hawaii

Fix and flip, DSCR rental and new construction financing for Kailua-Kona 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 Kailua-Kona deal

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

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

What you get working with us

400+
Lenders we shop your deal across
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Hawaii
Run the numbers

Price a Kailua-Kona deal right now

Prefilled with a realistic Kailua-Kona deal. Change any number and it reprices instantly on the lanes licensed in Hawaii, 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 Kailua-Kona

Kailua-Kona is the dry, sunny side of the Big Island, built around tourism, resorts, the airport and the coffee farms upslope. A lot of its buyers come from the mainland, and a lot of homes are second homes or vacation rentals. The flip stock is 1970s to 1990s ranches in the hillside subdivisions above town, Kona Palisades, Kona Heights and the Lako area, plus older homes in coffee country around Holualoa and Captain Cook.

The Kona deal is decided by the buyer you are finishing for. A mainland retiree, a local family and a vacation rental investor want different houses at different prices, and the short-term rental rules decide whether that third buyer exists at all. Hawaii County limits vacation rentals by zone, and the state has given counties more power to restrict them, so check what the zoning allows before you count on that exit. Water is the other check: some upslope areas have had limits on new water meters.

A real term sheet

What a Kailua-Kona deal looks like on paper

Kailua-Kona example: $600,000 purchase, $110,000 rehab, $960,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1980s Kona Palisades ranch, fee simple: new metal roof and solar water heater, a kitchen, two baths, a lanai rebuilt and the yard landscaped for the dry side. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$620,000
Cash to close$115,801
Proof of funds to show$172,720
Where the $115,801 goes
  • Down payment (15% of the purchase)You$90,000
  • Origination (0.5%)Lender$3,100
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$5,600
  • Title and closing (estimate at Texas rates)Title$5,399
  • Prepaid interest (15 days)Lender$2,418
  • Property insuranceInsurer$6,745
  • AppraisalAppraiser$550

Interest while you rehab: $4,033 a month on the $510,000 funded at closing, $4,903 once every draw is out. Proof of funds is cash to close plus $27,500 of rehab reserve and $29,419 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 Kailua-Kona

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. 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.
  2. 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.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. 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.

What we check first

Where Kailua-Kona prices sit right now

Before we price a Kailua-Kona 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 Kailua-Kona median sale price at $820,000 for the three months ending September 2026, up 21.0% from a year earlier, with homes selling after 86 days on the market on average, compared to 102 a year earlier.

Median sale price, Kailua-Kona (Redfin, 3 months to Sep 2026)$820,000
Change from a year earlier (Redfin)+21.0%
Average days on market, Kailua-Kona (Redfin)86

Sources: Redfin, Kailua-Kona housing market

Underwriting

How a Kailua-Kona file actually gets priced

Kona appraisals swing on elevation and view. An ocean view in Kona Heights adds real value, and the same house a few streets lower without it does not get it. We comp by subdivision, view and lot size, keep condos and resort-area homes in their own pile, and look closely at upslope homes on catchment water, which a buyer’s lender may treat differently. Sales are slow enough that the appraiser may reach back several months.

Hualalai and Mauna Loa both sit above Kona, and lava hazard zones vary across the district, so check the zone and price insurance early. Vog from Kilauea drifts over the west side and is something buyers ask about. Most older houses are on cesspools or septic, and state rules require cesspool conversion over the coming decades. Permits go through the County of Hawaii, and review times are long for anything past cosmetic work.

The exit

Who buys your finished Kailua-Kona deal

The finished Kona house sells to mainland buyers relocating or buying a second home, many paying cash or with large down payments, plus local families and resort and hospital staff. Days on market run long here, so price your carry for a slow sale. Buyers want a turnkey house with a lanai, views and low maintenance. If the zoning allows it, a rental can be an exit, but price a long-term DSCR rent rather than vacation income.

After you apply

Your whole loan, in one portal

Apply once and the whole Kailua-Kona 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 Kailua-Kona

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Kailua-Kona.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

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

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 Kailua-Kona

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

Kailua Village and Alii Drive (96740)Kona Palisades and Kalaoa (96740)Kona Heights and Lako (96740)Keauhou (96739)Holualoa (96725)Kealakekua and Captain Cook (96750 / 96704)
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 Hawaii, 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. We stay on title and the lender through funding.

Questions

Kailua-Kona hard money FAQ

Do you lend hard money in Kailua-Kona?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Kailua-Kona 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 Hawaii, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Kailua-Kona?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% 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); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). 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 Kailua-Kona hard money loan close?
Most Kailua-Kona fix and flip files fund in 5-14 days once the file is complete. 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 Kailua-Kona flip?
The worked example on this page is a $600,000 Kailua-Kona purchase with a $110,000 rehab and a $960,000 after repair value at 730 credit, first flip: $90,000 down (15% of the purchase) and $115,801 total cash to close, with $172,720 of proof of funds to show the lender. The lowest down payment for a first flip in Kailua-Kona is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, 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 Kailua-Kona?
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 Kailua-Kona fix and flip loan?
The lowest credit floor among the Kailua-Kona programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 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 Kailua-Kona flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Kailua-Kona 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 use a hard money loan for a flip in Kona?
Yes, on a fee simple house within a lender’s footprint. In Hawaii a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). The worked example is a first flip with strong credit. Because sales are slow on the west side, build a longer hold into your numbers than you would on Oahu.
Can I plan to sell a Kona flip as a vacation rental?
Only if the zoning allows it. Hawaii County restricts short-term rentals by zone, and the state has let counties tighten those rules, so a house outside the allowed areas cannot be sold on vacation income. Check the zoning and registration status first, and price the house on long-term rent or an owner sale if it does not qualify.
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 Kailua-Kona deal →
Keep reading

Before you sign anything

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 →
Draws
How construction draws and the rehab holdback actually work
Read article →
Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Hard money in Hilo →Hard money in Kahului →All Hawaii coverage →

Ready to fund your Kailua-Kona deal?

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