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

Hard Money Lenders inMadison, Wisconsin

Fix and flip, DSCR rental and new construction financing for Madison 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 Madison 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 Wisconsin
Run the numbers

Price a Madison deal right now

Prefilled with a realistic Madison deal. Change any number and it reprices instantly on the lanes licensed in Wisconsin, 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 Madison

Madison is the expensive end of Wisconsin. The state capitol, UW-Madison and a fast-growing tech and health care base keep demand steady, and the isthmus between Lake Mendota and Lake Monona has very little room to build. Flip inventory is scarce and mostly 1920s to 1950s bungalows, Capes and small ranches on the east and north sides. Margins come from a smart scope more than a cheap buy.

The Madison constraint is inventory, not demand. Owner-occupants and investors chase the same handful of dated houses, so the purchase price leaves less room than in Milwaukee or Green Bay. We size the deal backward from what renovated houses on that street actually closed for, then see if the buy still works. Often the winning move is a bath added or a basement finished, not a gut.

A real term sheet

What a Madison deal looks like on paper

Madison example: $330,000 purchase, $70,000 rehab, $560,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1940s Cape on the north side in 53704 with one bath, original oak floors, an unfinished basement and a kitchen nobody has touched in decades. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$350,500
Cash to close$66,778
Proof of funds to show$102,309
Where the $66,778 goes
  • Down payment (15% of the purchase)You$49,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,505
  • Title and closing (estimate at Texas rates)Title$4,067
  • Prepaid interest (15 days)Lender$1,367
  • Property insuranceInsurer$3,800
  • AppraisalAppraiser$550

Interest while you rehab: $2,218 a month on the $280,500 funded at closing, $2,772 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $16,631 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 Madison

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, 3+ Flips35%600+3+ completed flips12.00%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
100% Financing, 2+ Flips50% (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 from 12%, set per file. 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.
  5. 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 Madison prices sit right now

Before we price a Madison 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 Madison median sale price at $440K for the three months ending September 2026, up 4.7% on a year earlier. Homes sold after about 50 days on market, compared with 44 days last year.

Median sale price (Redfin, 3 months to Sep 2026)$440K
Change year over year+4.7%
Days on market (Redfin)50

Sources: Redfin, Madison housing market

Underwriting

How a Madison file actually gets priced

Dane County comps move by neighborhood and by school boundary, and the lakes split the city into very different price bands. We stay inside the same pocket: Atwood comps for Atwood, Westmorland for Westmorland. Appraisers here reward a second bath and finished lower level square footage, and they discount a house that backs onto a busy arterial like East Washington. Bring the bath count and the basement plan to the first call.

Water is the local story. The August 2018 storms flooded parts of the isthmus and the west side, and low streets near the Yahara River and the lakes still see high groundwater. Older basements leak, and radon testing is common at sale. Permits run through the city’s Building Inspection Division. Third Lake Ridge, Marquette Bungalows, Mansion Hill and University Heights are local historic districts where the Landmarks Commission reviews exterior work.

The exit

Who buys your finished Madison deal

The Madison buyer works at the university, the hospitals, state agencies or one of the software and insurance employers around the city. Many are relocating and buy fast when a house is move-in ready. Near campus, a finished house can also sell or rent to the student and young professional market. Prices hold well here, which makes a DSCR hold a real fallback if the listing sits.

After you apply

Your whole loan, in one portal

Apply once and the whole Madison 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 Madison

Fix & Flip

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

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 Madison

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

Near East Side and Williamson Street (53703)Schenk-Atwood and Eken Park (53704)Monroe Street and Dudgeon-Monroe (53711)Vilas and Greenbush (53715)Westmorland and Sunset Village (53705 / 53711)Hawthorne and East Towne (53714)Allied Drive and Southwest (53711 / 53719)
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 Wisconsin, 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

Madison hard money FAQ

Do you lend hard money in Madison?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Madison 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 Wisconsin, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Madison?
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, 3+ Flips (5% down, from 12.00%, 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 Madison hard money loan close?
Most Madison 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 Madison flip?
The worked example on this page is a $330,000 Madison purchase with a $70,000 rehab and a $560,000 after repair value at 730 credit, first flip: $49,500 down (15% of the purchase) and $66,778 total cash to close, with $102,309 of proof of funds to show the lender. The lowest down payment for a first flip in Madison 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 Madison?
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 Madison fix and flip loan?
The lowest credit floor among the Madison programs is 600, on 5% down with 3+ 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 Madison flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Madison 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.
Why do Madison flips need a bigger loan than other Wisconsin cities?
Entry prices are higher. The median sale price here sits well above Milwaukee and Green Bay, so even a dated Cape needs a larger purchase loan. The upside is that renovated homes resell steadily. Size the rehab carefully and let the comps on the same street set the after repair value.
Can I flip a house in a Madison historic district?
You can, but plan for review. In districts like Third Lake Ridge or Marquette Bungalows, exterior changes such as windows, siding and porches go through the Landmarks Commission before permits issue. Interior work usually moves faster. Build that review time into your hold.
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 Madison deal →
Keep reading

Before you sign anything

Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
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 in Milwaukee →Hard money in Appleton →Hard money in Rockford →Hard money in Green Bay →All Wisconsin coverage →

Ready to fund your Madison deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

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