Hard Money Lenders in New Orleans, LA | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inNew Orleans, Louisiana

Fix and flip, DSCR rental and new construction financing for New Orleans 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 New Orleans 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
7-30
Days to fund, by program
100%
Of rehab funded, released in draws
9.00%
Rates from, in Louisiana, with 2+ completed flips
Run the numbers

Price a New Orleans deal right now

Prefilled with a realistic New Orleans deal. Change any number and it reprices instantly on the lanes licensed in Louisiana, 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 New Orleans

New Orleans is a flip market built on old wood. Shotgun singles and doubles, camelbacks and raised Creole cottages from the 1880s to the 1930s fill the older wards, and 1950s brick ranches on slab spread across Gentilly and New Orleans East. Much of the city sits at or below sea level behind levees and pumps, so elevation and drainage shape the deal as much as the kitchen does.

Two things decide a New Orleans flip: how high the house sits and whether it falls inside a historic district. A raised house on piers in a higher pocket and a slab house a few blocks lower can carry very different flood premiums, and buyers know it. Large parts of the city fall under the Historic District Landmarks Commission, where windows, siding, porches and paint on the street side need approval before work starts. We check both on every address before we size the rehab.

A real term sheet

What a New Orleans deal looks like on paper

New Orleans example: $165,000 purchase, $75,000 rehab, $320,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1950s raised brick ranch in Gentilly that took water in 2005, was patched instead of restored, and still has the original baths, tired wiring and a roof near the end of its life. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$216,000
Cash to close$40,660
Proof of funds to show$70,199
Where the $40,660 goes
  • Down payment (10% of purchase plus rehab)You$24,000
  • Origination (2.13%)Lender$4,590
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,160
  • Title and closing (estimate at Texas rates)Title$3,403
  • Prepaid interest (15 days)Lender$887
  • Property insuranceInsurer$2,280
  • AppraisalAppraiser$550

Interest while you rehab: $1,174 a month on the $141,000 funded at closing, $1,798 once every draw is out. Proof of funds is cash to close plus $18,750 of rehab reserve and $10,789 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 New Orleans

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Experienced Investor Rate115%680+2+ completed flips9.00%0.75%75% of ARV12-24 months7-14 days
First Flip, 10% Down210%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips37.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips45%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips55%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips60% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate and origination are the program floor; two completed projects in the last 36 months preferred.
  2. 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.
  3. 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.
  4. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  5. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  6. 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 New Orleans prices sit right now

Before we price a New Orleans 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 New Orleans median sale price at $327K for the three months ending September 2026, up 3.8% on a year earlier, with homes selling in around 70 days. Zillow’s average home value for the city is $241,895, down 1.5%. In 70122, which covers Gentilly, Redfin’s median is $272K, up 0.7%, with homes selling in about 66 days.

Median sale price (Redfin)$327K
Days on market (Redfin)70
Typical home value (Zillow)$241,895
70122 median sale (Redfin)$272K

Sources: Redfin, New Orleans housing market · Zillow, New Orleans home values · Redfin, 70122 housing market

Underwriting

How a New Orleans file actually gets priced

Appraisers here comp by neighborhood and by house type. A renovated shotgun double gets compared with other doubles, and a raised center hall cottage is not measured against a slab ranch next door. We set the after repair value on closed renovated sales from the same few blocks and the same flood exposure, since a comp on higher ground can overstate yours. Homes take a while to sell in this city, so we build the carry around a slower exit than most investors plan for.

Insurance is the line that sinks New Orleans budgets. Many owners end up with Louisiana Citizens, the state’s insurer of last resort, and premiums run high, so get a wind and a flood quote before you sign the purchase agreement. In a flood zone, if the improvement cost reaches half the structure’s value, the city can require the whole house to meet current elevation rules. Termites, especially the Formosan kind, eat old framing, and sagging piers, rotted sills and knob and tube wiring are routine finds once the walls open.

The exit

Who buys your finished New Orleans deal

The finished house sells to hospital and university staff, port and energy workers, and buyers relocating for the food and music who want a porch and tall ceilings. Plan the resale or a long-term rental, not nightly rent. New Orleans tightly limits short-term rentals in residential neighborhoods and generally ties permits to owner occupancy, so a whole-house investor Airbnb is usually off the table. A renovated double rented on both sides can carry a DSCR refinance well.

After you apply

Your whole loan, in one portal

Apply once and the whole New Orleans 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 New Orleans

Fix & Flip

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

15% down from 9.00% at 680+ credit with 2+ completed flips · 10% down from 9.99% at 660+ credit on a first flip

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 New Orleans

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

Gentilly and Gentilly Terrace (70122)Broadmoor and Freret (70125)Mid-City and Bayou St. John (70119)St. Roch and the Seventh Ward (70117)Algiers Point (70114)Hollygrove and Leonidas (70118)
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 Louisiana, 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

Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.

Questions

New Orleans hard money FAQ

Do you lend hard money in New Orleans?
Yes. Capital Kings is a broker, not a direct lender, so we shop your New Orleans 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 Louisiana, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in New Orleans?
As of October 2026: Experienced Investor Rate (15% down, from 9.00%, 2+ completed flips); 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 New Orleans hard money loan close?
In Louisiana, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes 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 New Orleans flip?
The worked example on this page is a $165,000 New Orleans purchase with a $75,000 rehab and a $320,000 after repair value at 730 credit, first flip: $24,000 down (10% of purchase plus rehab) and $40,660 total cash to close, with $70,199 of proof of funds to show the lender. 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 New Orleans?
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 New Orleans fix and flip loan?
The lowest credit floor among the New Orleans programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. The lowest rate here, 9.00%, needs 680+ credit and 2+ completed flips. Depending on the program, 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 New Orleans flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a New Orleans 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.
How does a historic district change a New Orleans flip?
Inside a Historic District Landmarks Commission district, exterior work visible from the street needs a certificate of appropriateness before the permit is issued. That covers windows, doors, siding, porch rails and sometimes paint colors, and vinyl replacements are often refused. Interior work runs on a normal permit. Submit exterior plans right after closing so the review runs while the crew guts the inside.
Can I flip a shotgun double as two units?
Often, if it was legally a two-family and the zoning still allows it. Some doubles were combined into singles over the years, and turning one back can need a zoning check. Selling it as a renovated double opens the buyer pool to house hackers who live on one side and rent the other. Confirm the legal unit count before you price the after repair value.
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 New Orleans deal →
Keep reading

Before you sign anything

Draws
How construction draws and the rehab holdback actually work
Read article →
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 →
Hard money in Baton Rouge →Hard money in Lafayette →Hard money in Gulfport →All Louisiana coverage →

Ready to fund your New Orleans deal?

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

Start application →Get a pre-approval letter