Broker, not a lenderHard Money Lenders inLouisville, Kentucky
Fix and flip, DSCR rental and new construction financing for Louisville 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 Louisville deal right now
Prefilled with a realistic Louisville deal. Change any number and it reprices instantly on the lanes licensed in Kentucky, using the same engine behind our term sheets.
Financing a deal in Louisville
Louisville is a steady, affordable flip market with a big working-class housing stock and an employment base that doesn’t swing much: UPS Worldport, two Ford plants, the hospital systems downtown. The deals mostly sit south and west of the Watterson, in brick Cape Cods and small ranches built after the war, plus the shotgun houses of Germantown, Schnitzelburg and Portland. It’s not a market where a fancy finish rescues a bad buy. It rewards investors who know which side of a street the comps stop on.
What decides a Louisville deal is how granular the neighborhoods are. Beechmont, Iroquois and the Southern Parkway corridor can look identical on a map to the blocks a half mile west, and they don’t appraise the same. Germantown shotguns sell to a young buyer who wants the walkable bar strip; a Shively ranch sells to a family who wants a yard and a garage. Buyers here have also slowed down a little this year, so the finished house needs to be priced to go under contract in the first month. One more Kentucky reality: the programs that fund here want a track record, so a Louisville file goes smoothest when you can show a few finished flips.
What a Louisville deal looks like on paper
Louisville example: $140,000 purchase, $45,000 rehab, $255,000 after repair value, 730 credit, 4 to 10 flips completed. The engine puts that borrower on the 5% Down, 3+ Flips program at 11.00%. Picture a postwar brick Cape Cod off Southern Parkway in 40214: roof, furnace, a new kitchen and two refreshed baths. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5%)You$7,000
- Origination (2%)Lender$3,560
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$3,215
- Prepaid interest (15 days)Lender$805
- Property insuranceInsurer$1,758
- AppraisalAppraiser$550
Interest while you rehab: $1,219 a month on the $133,000 funded at closing, $1,632 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,790 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 Louisville
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| 5% Down, 3+ Flips2 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 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 |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Louisville comps say
Redfin puts the Louisville median sale price at $280,000 for the three months ending August 2026, up 1.8% from a year earlier, with homes selling in about 37 days compared to 29 a year ago. Zillow’s home value index for the city is $263,130, up 1.2% over the year. In 40214, the Beechmont and Iroquois ZIP where our example sits, Redfin’s median is $243,000, up 6.3%.
| Median sale price, Louisville (Redfin, 3 months to Aug 2026) | $280,000 |
| Days on market, Louisville (Redfin) | 37 |
| Zillow home value index, Louisville (Aug 2026) | $263,130 |
| Median sale price, 40214 (Redfin) | $243,000 |
| Days on market, 40214 (Redfin) | 39 |
Sources: Redfin, Louisville housing market · Zillow, Louisville home values · Redfin, 40214 housing market · Louisville Metro, building permits
How a Louisville file actually gets priced
We build a Louisville ARV from closed sales in the same neighborhood, usually inside a half mile and the last 90 days, and we match the house type, because a two-bedroom shotgun and a three-bedroom Cape Cod in the same ZIP are different products. Square footage on the older stock is a regular trap: finished attic rooms and converted porches often aren’t in the PVA record, and an appraiser may not count them. Basements are the other one. A dry, finished basement helps; a damp one with a patched block wall gets noticed, and we would rather hear about it from your inspector than from the appraisal.
The Ohio River side of town sits behind a floodwall and levee system built after the 1937 flood, and the pumps and gates are Metropolitan Sewer District’s job, but the flash flood risk along Beargrass Creek and the low ground in the south and west end is real, so pull the flood map on every address. Old housing brings old systems: knob and tube wiring, clay sewer laterals, lead paint in anything pre-1978. Anything past cosmetics needs a Louisville Metro building permit through the online Accela portal, a blue placard has to be posted where the street can see it, and the placard comes down within seven business days of final inspection. Louisville Metro also contains dozens of small incorporated cities, so confirm which one the house sits in before you file. Inside the preservation districts, Old Louisville, Butchertown, Clifton, Cherokee Triangle and Limerick among them, exterior changes go through Landmarks review first.
Who buys your finished Louisville deal
Most finished Louisville flips sell to a first-time buyer using FHA or a conventional loan, so the house has to clear an appraisal and an FHA inspection list: handrails, working GFCIs, no peeling paint. That buyer has a ceiling, and in the South End it comes in lower than investors from bigger metros expect. The Highlands and Crescent Hill support more, but the buy costs more too. Rentals are a solid second exit. A three-bedroom in 40214 or 40216 near the Ford and UPS commutes rents well, so a DSCR refinance is worth pricing next to the sale.
Your whole loan, in one portal
Apply once and the whole Louisville 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 Louisville
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Louisville.
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 Louisville
We broker deals across the whole Louisville 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 Kentucky, 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
7 to 10 days typical. We stay on title and the lender through funding.
Louisville hard money FAQ
Do you lend hard money in Louisville?
Which fix and flip programs apply in Louisville?
How fast can a Louisville hard money loan close?
How much do I need to bring to close on a Louisville flip?
Do you fund the rehab budget in Louisville?
What credit score do I need for a Louisville fix and flip loan?
Can I refinance a Louisville flip into a rental loan?
Can I get a first-flip loan in Louisville?
Do I need a permit to flip a house in Louisville?
Before you sign anything
Ready to fund your Louisville deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.