Hard Money Lenders in McKinney, TX | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inMcKinney, Texas

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

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a McKinney deal right now

Prefilled with a realistic McKinney deal. Change any number and it reprices on the programs that lend in Texas, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in McKinney

McKinney is two flip markets with one name. East of Highway 75 is the original town: a 1920s to 1950s downtown grid with a historic overlay, 1980s and 1990s subdivisions south of Eldorado, and the only distressed inventory in the city. West of 75 is Stonebridge Ranch, Craig Ranch and the newer master-planned sections, where a 2010s house rarely needs more than paint and where builders are still selling next door. Flips happen on the east side. The west side is a hold-or-pass market for us.

The McKinney deal is decided by the calendar as much as the numbers. Collin County has been a buyer’s market since early 2026, inventory is up sharply, and most houses sell under list, so a McKinney flip needs a real discount on the buy and a finish that sells in the first three weeks. Then there is the overlay. Inside the two downtown historic districts, any exterior change visible from the street needs a certificate of appropriateness, windows and siding included, and in-kind repairs are the only thing exempt. Buy inside the district for the premium and budget the review; buy south of Eldorado for the speed.

What a McKinney deal looks like on paper

McKinney example: $290,000 purchase, $70,000 rehab, $480,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1980s slab house south of Eldorado: piers, roof, a full interior turn, priced to beat the quick-move-in homes up north. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$316,500
Cash to close$59,485
Proof of funds to show$93,403
Where the $59,485 goes
  • Down payment (15% of the purchase)You$43,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,165
  • Title and closingTitle$3,900
  • Prepaid interest (15 days)Lender$961
  • Property insuranceInsurer$3,420
  • AppraisalAppraiser$550

Interest while you rehab: $1,949 a month on the $246,500 funded at closing, $2,503 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $15,018 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in McKinney

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where McKinney prices sit right now

Before we price a McKinney 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 McKinney median sale price at $510,000 for the three months ending August 2026, about 4% below a year earlier, with homes going pending in 49 days. Zillow’s home value index for the city is $472,118, down 5.6% year over year. The east and south ZIPs sit close to the city median: 75069 at $475,000 and 75070 at $471,000, while 75071 on the north side is $436,000 with 68 days on market.

Median sale price, McKinney (Redfin, 3 months to Aug 2026)$510,000
Days on market, McKinney (Redfin)49
Zillow home value index, McKinney (Aug 2026)$472,118
Median sale price, 75069 Downtown / East (Redfin)$475,000
Median sale price, 75070 Central / South (Redfin)$471,000
Median sale price, 75071 North (Redfin)$436,000

Sources: Redfin, McKinney housing market, Zillow, McKinney home values, Redfin, 75069 housing market, City of McKinney, historic preservation FAQ, City of McKinney, floodplain management

How a McKinney file actually gets priced

A McKinney ARV gets set against a moving target, because 75069 sales volume has dropped by about a third in a year and 75071 sits at more than two months on market. We use closed sales from the last 90 days inside the same subdivision, we treat a comp that took a price cut as the honest one, and we do not let a Stonebridge Ranch sale price a house south of Eldorado. The historic core carries a premium, and it is real, but the appraiser only pays it for a house whose exterior work was approved and permitted.

Wilson Creek runs through the middle of the city to the East Fork, and the flood study covers Wilson, Franklin Branch, Stover and Honey Creek. The city runs flood sensors at the Valley Creek trail and the Park View crossing by Towne Lake for a reason. Everything outside the downtown grid is slab on Collin County clay, which shrinks and swells hard, so piers are a normal line item. Newer sections outside the city limits, Trinity Falls and Painted Tree among them, sit in municipal utility or public improvement districts that add real dollars to the tax bill and change who can qualify for your finished house. Tree removal needs a permit through the city portal. Short-term rentals require registration since March 2026.

Who buys your finished McKinney deal

The finished east McKinney house exits to a family buyer who wants McKinney ISD at a price under the west side, and that buyer is comparing your house to a builder’s quick-move-in home a few miles north with incentives attached. Price the exit against that, not against last year’s comps. Downtown-adjacent houses exit to a buyer paying for the walkable square, and they pay for character, not for a generic gray finish. Rents here are strong enough that a DSCR refinance works on a lot of 75069 and 75070 addresses, which is worth pricing before you list.

What happens after you apply

Apply once and the whole McKinney 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.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in McKinney

Fix and flip

0%down on a first flip, purchase plus rehab under 70% of ARV
Rates
from 8.99% at 760+ credit
Max loan
up to 75% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Texas →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Texas →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing
Purchase-only loans in Texas →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Texas →

Where we lend in McKinney

We broker deals across the whole McKinney market. The submarkets investors ask us about most are Historic Downtown and East McKinney (75069), South McKinney off Highway 5 (75069 / 75070), Eldorado and Central (75070), Stonebridge Ranch (75072) and West and North McKinney (75071).

How long does a McKinney loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Texas, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

McKinney hard money FAQ

Do you lend hard money in McKinney?
Yes. Capital Kings is a broker, not a direct lender, so we shop your McKinney 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 McKinney?
As of October 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, 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, closing costs rolled in when there's room, 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 McKinney hard money loan close?
As little as 72 hours. Most McKinney 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 McKinney flip?
The worked example on this page is a $290,000 McKinney purchase with a $70,000 rehab and a $480,000 after repair value at 700 credit, first flip: $43,500 down (15% of the purchase) and $59,485 total cash to close, with $93,403 of proof of funds to show the lender. The lowest down payment for a first flip in McKinney is 0% down (100% financing) at 11.50% with 650+ credit (no credit minimum, priced per file below that), when purchase plus rehab fits under 70% of ARV, with the closing costs rolled into the loan when the whole loan stays under the cap, so a deal with the room brings no cash to closing. 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 McKinney?
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 McKinney fix and flip loan?
One McKinney 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 McKinney flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a McKinney 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.
Is a McKinney flip fighting new construction?
In 75071 and anything north of Highway 380, yes, directly. Builders have hundreds of quick-move-in homes listed in and around the city and they are paying closing costs and buying down rates. A resale flip up there has to win on price or location. South of Eldorado and in the historic core the new-build comparison is weaker, and a finished house competes with other resales.
What does the McKinney historic overlay actually restrict?
Anything on the exterior that can be seen from the right of way: windows, doors, siding, porches, additions. Those need a certificate of appropriateness before the permit. Repairs in kind, replacing a rotten board with the same board, are exempt. Interior work is not reviewed. The overlay is also why the core holds its value, so it cuts both ways.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 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.

What to read before you sign a term sheet

Hard money near McKinney: Plano and Dallas. More Texas city guides: Arlington, Austin, Corpus Christi, Cypress, El Paso, Fort Worth, Frisco, Houston, Katy, Lubbock, San Antonio, Spring and The Woodlands. Or see everything we fund in Texas.

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