Broker, not a lenderHard Money Lenders inKaty, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Katy 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 Katy deal right now
Prefilled with a realistic Katy 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 Katy
Katy means two things. The City of Katy is a small old rice town on the Union Pacific line with 1940s to 1970s houses near downtown. The Katy most buyers mean is far bigger: unincorporated subdivisions across Harris, Fort Bend and Waller counties, all inside Katy ISD, stretching from the Energy Corridor to past the Grand Parkway. Flips here are mostly 1990s and 2000s production houses north of I-10 and in the older Cinco Ranch sections, cosmetically tired and sitting in neighborhoods families already want.
A Katy deal is decided by water history and the tax bill. In Harvey, the Army Corps held water behind the Addicks and Barker dams, and neighborhoods upstream of Barker, Canyon Gate among them, flooded from the reservoir pool rather than from rain. A federal court later sided with those upstream owners. So the question here is not only the FEMA zone, it is whether the lot sits inside the reservoir’s flood pool and whether it took water in 2017. Then the bill: nearly every subdivision is a municipal utility district, some in Fort Bend also pay a levee improvement district, and the combined rate sets your buyer’s payment.
What a Katy deal looks like on paper
Katy example: $180,000 purchase, $45,000 rehab, $300,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 2000s two-story tract house north of I-10 in 77449: carpet to vinyl plank, kitchen counters and paint, a water heater and a roof near the end of its life. 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$27,000
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,314
- Prepaid interest (15 days)Lender$772
- Property insuranceInsurer$2,138
- AppraisalAppraiser$550
Interest while you rehab: $1,210 a month on the $153,000 funded at closing, $1,566 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,395 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 Katy
| 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 Katy prices sit right now
Before we price a Katy 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 Katy median sale price at $342,000 for the three months ending September 2026, up 0.5% from a year earlier, with homes selling after 51 days on market against 41 a year ago. Zillow’s average home value for Katy is $330,372, down 3.2% over the past year. North of I-10, 77449 runs at a $272,000 Redfin median, down 1.8%, selling in 45 days.
| Median sale price, Katy (Redfin, 3 months to Sep 2026) | $342,000 |
| Days on market, Katy (Redfin) | 51 |
| Zillow home value, Katy (Sep 2026) | $330,372 |
| Median sale price, 77449 (Redfin) | $272,000 |
| Days on market, 77449 (Redfin) | 45 |
Sources: Redfin, Katy housing market · Zillow, Katy home values · Redfin, 77449 housing market · Community Impact, Katy area flood risk after Harvey
How a Katy file actually gets priced
Katy comps are plentiful, so we can be strict. We hold the ARV to closed sales in the same subdivision and the same section, from the last 90 days, because a house that backs onto the reservoir or a drainage ditch trades below its neighbors and an appraiser will find that. A house that flooded in 2017 gets comped against other flooded houses, not against the street. We also check the MUD rate on every comp, since two identical floor plans a mile apart can carry different tax bills and different values.
Flood first. Pull the FEMA panel, ask the seller for the flood disclosure Texas now requires, and check the address against the Harris County Flood Control District maps for the Barker and Addicks pools. Insurance on a house with a prior claim costs more and narrows the buyer pool. Beyond water, Katy sits on Gulf Coast clay that moves with drought and rain, so slab repair is a common line, and the HOAs here enforce deed restrictions on paint, fences and roof material. If the house is inside the City of Katy, permits go through the city; in unincorporated Harris or Fort Bend County there is far less permitting, which is why the inspection report matters more.
Who buys your finished Katy deal
The finished Katy house sells to a family buying the school district, most of them commuting east to the Energy Corridor or working in the medical and retail growth along the Grand Parkway. They usually finance with a conventional or FHA loan, so the appraisal decides the price twice. North of I-10 the competition is new construction out past Fulshear and Cane Island at similar prices, with builder incentives, so finish and pricing have to answer for that. A clean renovated house near the 77449 median moves; a house with a flood claim needs a lower price and more patience.
Your whole loan, in one portal
Apply once and the whole Katy 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 Katy
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Katy.
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 Katy
We broker deals across the whole Katy 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.
Katy hard money FAQ
Do you lend hard money in Katy?
Which fix and flip programs apply in Katy?
How fast can a Katy hard money loan close?
How much do I need to bring to close on a Katy flip?
Do you fund the rehab budget in Katy?
What credit score do I need for a Katy fix and flip loan?
Can I refinance a Katy flip into a rental loan?
Should I flip a Katy house that flooded in Harvey?
Why does the MUD rate matter so much on a Katy flip?
Before you sign anything
Ready to fund your Katy deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.