Broker, not a lenderHard Money Lenders inMemphis, Tennessee
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Memphis 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 Memphis deal right now
Prefilled with a realistic Memphis deal. Change any number and it reprices instantly on the lanes licensed in Tennessee, using the same engine behind our term sheets.
Financing a deal in Memphis
Memphis is one of the most investor-heavy housing markets in the country. FedEx’s hub, the hospitals, St. Jude and the University of Memphis anchor the jobs, and a large share of the single-family homes are rentals. The flip stock is 1920s bungalows in Midtown and the University District and endless 1950s and 1960s brick ranches across Raleigh, Frayser and Whitehaven.
The Memphis decision is flip or rent. Out-of-state landlords and turnkey operators buy constantly, so a finished house in Frayser or Raleigh often nets more as a rental refinance than as a retail sale. In Midtown, Cooper-Young and the University District, owner-occupants still pay for a real renovation. We figure out which side of that line your street sits on before we talk value, because it changes the scope.
What a Memphis deal looks like on paper
Memphis example: $125,000 purchase, $55,000 rehab, $260,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1950s brick ranch in the University District with a flat-roof carport, original steel windows, a dated kitchen and a furnace that needs replacing. 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$18,750
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,133
- Prepaid interest (15 days)Lender$629
- Property insuranceInsurer$1,710
- AppraisalAppraiser$550
Interest while you rehab: $840 a month on the $106,250 funded at closing, $1,275 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $7,651 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 Memphis
| 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 |
| 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, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips4 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 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 is set per file from 9.99%; origination about 2% plus a $995 processing fee.
- 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.
Where Memphis prices sit right now
Before we price a Memphis 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 Memphis median sale price at $180K for the three months ending September 2026, down 2.7% on a year earlier, with homes selling in around 45 days, up from 37. The median price per square foot is $118.
| Median sale price (Redfin) | $180K |
| Change from a year earlier | down 2.7% |
| Days on market (Redfin) | 45 |
| Median price per square foot | $118 |
Sources: Redfin, Memphis housing market
How a Memphis file actually gets priced
Memphis prices fell this year and selling times grew, so we size the after repair value on recent closed renovated sales on the same street grid, not across Poplar or a rail line. Appraisers here see a lot of investor-grade flips and are quick to discount cheap finishes. We want an inspection on the sewer line, the foundation and the electrical, and a look at the property’s code enforcement history before the budget is set.
Vacant houses in Memphis lose HVAC units and copper fast, so secure the property and budget for it. The Wolf River, Nonconnah Creek and Loosahatchie have floodplain through several flip neighborhoods. Memphis also sits near the New Madrid seismic zone, and some buyers ask about earthquake coverage. Shelby County’s Environmental Court handles code and blight cases, so check the parcel for open citations before you close.
Who buys your finished Memphis deal
The finished Memphis house goes to one of two buyers: a local owner-occupant in Midtown, East Memphis or the University District, or a landlord buying cash flow. FHA and VA buyers need clean condition. Because rent is strong against prices here, a DSCR loan (a rental loan that qualifies on the property’s rent, not your income) is often the plan, not just the fallback.
Your whole loan, in one portal
Apply once and the whole Memphis 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 Memphis
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Memphis.
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 Memphis
We broker deals across the whole Memphis 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 Tennessee, 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.
Memphis hard money FAQ
Do you lend hard money in Memphis?
Which fix and flip programs apply in Memphis?
How fast can a Memphis hard money loan close?
How much do I need to bring to close on a Memphis flip?
Do you fund the rehab budget in Memphis?
What credit score do I need for a Memphis fix and flip loan?
Can I refinance a Memphis flip into a rental loan?
Should I flip or rent a Memphis house?
How do I keep a vacant Memphis rehab from getting stripped?
Ready to fund your Memphis deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.