Hard Money Lenders in Miami, FL | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inMiami, Florida

Fix and flip, DSCR rental and new construction financing for Miami 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 Miami deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Miami deal right now

Prefilled with a realistic Miami deal. Change any number and it reprices on the programs that lend in Florida, 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 Miami

Miami is the priciest and slowest market on our Florida list, and flips here are a single-family and small multifamily game. Condos are a different story right now: since the Surfside collapse, older buildings have been hit with milestone inspections, reserve studies and big special assessments, and a lot of condo buyers have stepped back. The houses that work are CBS (concrete block and stucco) homes from the 1940s to 1960s in Allapattah, Little Haiti, Little Havana and Shenandoah.

The Miami deal usually turns on what’s legal. Garage conversions, back-room efficiencies and enclosed porches are everywhere in these neighborhoods, and most were never permitted. An appraiser can’t count unpermitted space, a buyer’s lender won’t either, and the city can make you remove it. So before we look at the ARV, we pull the permit history and compare the recorded square footage to what’s actually there. Sometimes legalizing the extra unit is the whole profit. Sometimes it can’t be done, and the deal has to work without it.

What a Miami deal looks like on paper

Miami example: $320,000 purchase, $80,000 rehab, $590,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s CBS house in Allapattah with a converted garage that has to be legalized or undone, plus a roof and impact openings. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$352,000
Cash to close$64,995
Proof of funds to show$101,697
Where the $64,995 goes
  • Down payment (15% of the purchase)You$48,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,520
  • Title and closing (estimate at Texas rates)Title$4,075
  • Prepaid interest (15 days)Lender$1,061
  • Property insuranceInsurer$3,800
  • AppraisalAppraiser$550

Interest while you rehab: $2,151 a month on the $272,000 funded at closing, $2,784 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $16,702 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 Miami

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
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 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
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 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.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

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 Miami prices sit right now

Before we price a Miami 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 Miami median sale price at $650K for the three months ending August 2026, up 2.3% on a year earlier, but homes are taking around 116 days to sell. Zillow’s home value index for the city is $580,866, up 0.8% over the year. In 33142, which covers Allapattah, Redfin’s median is $480K, down 3.9%.

Median sale price, Miami (Redfin, 3 months to Aug 2026)$650K
Days on market, Miami (Redfin)116
Zillow home value index, Miami (Aug 2026)$580,866
Median sale price, 33142 Allapattah (Redfin)$480K

Sources: Redfin, Miami housing market, Zillow, Miami home values, Redfin, 33142 housing market

How a Miami file actually gets priced

Miami after repair values get set on permitted square footage and the recorded bedroom count, and appraisers here are strict about both. We use closed sales of similar CBS homes in the same neighborhood and leave out anything that sold with an income unit the county doesn’t recognize. Days on market run long, so we also look at how much the best comps dropped from list to sale. The carry assumption on a Miami flip needs more months than anywhere else we lend in the state.

Miami-Dade is in the High Velocity Hurricane Zone, so replacement windows, doors and roofing have to carry product approval for the zone, and openings need impact glass or approved shutters. Budget that as a full line, not a finishing touch. Flooding comes from king tides and heavy rain as well as storms, especially near the Little River and the low streets east of Biscayne, and the 50% rule applies in mapped flood zones. Insurance is the other cost: wind premiums on an older house can be steep, and a buyer’s premium quote can make or break the sale.

Who buys your finished Miami deal

The Miami buyer pool is wide but price sensitive right now. Cash buyers and investors are active, and so are owner-occupants using FHA or conventional loans who have to qualify with high insurance and tax escrows. A legal second unit or efficiency helps both groups, because the rent offsets the payment. With long selling times, plan a DSCR refinance as your backup. In Allapattah and Little Haiti the rent on a legal duplex or a house with a permitted efficiency often supports it.

What happens after you apply

Apply once and the whole Miami 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 Miami

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Florida →

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 Florida →

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 Florida →

Where we lend in Miami

We broker deals across the whole Miami market. The submarkets investors ask us about most are Allapattah (33142), Little Haiti and Little River (33137 / 33138 / 33150), Liberty City (33147), Little Havana (33135), Shenandoah and Silver Bluff (33145) and Flagami (33144).

How long does a Miami 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 Florida, 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.

Miami hard money FAQ

Do you lend hard money in Miami?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Miami 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 Florida, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Miami?
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, 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); 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 Miami hard money loan close?
As little as 72 hours. Most Miami 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 Miami flip?
The worked example on this page is a $320,000 Miami purchase with a $80,000 rehab and a $590,000 after repair value at 700 credit, first flip: $48,000 down (15% of the purchase) and $64,995 total cash to close, with $101,697 of proof of funds to show the lender. The lowest down payment for a first flip in Miami 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 Miami?
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 Miami fix and flip loan?
One Miami 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 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 Miami flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Miami 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.
Can I count an unpermitted efficiency or garage conversion in my Miami ARV?
No. Appraisers value the permitted square footage and bedroom count on record, and the buyer’s lender will do the same. If the space can be legalized, the permit and inspection process becomes part of your scope and timeline, and the value only shows up once it’s done. If it can’t be legalized, underwrite the house without it, and budget to restore the garage if the city requires it.
Do I need impact windows on a Miami flip?
If you replace windows or exterior doors, the new ones have to be approved for the High Velocity Hurricane Zone, which in practice means impact glass or approved shutters. It isn’t cheap, but it lowers the buyer’s wind premium and shows up in the sale price. Price it into the rehab from the start instead of hoping to reuse the old openings.
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 Miami: Tampa and Orlando. More Florida city guides: Cape Coral, Fort Lauderdale, Jacksonville and St. Petersburg. Or see everything we fund in Florida.

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