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

Hard Money Lenders inNorman, Oklahoma

Fix and flip, DSCR rental and new construction financing for Norman 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 Norman 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 Oklahoma
Run the numbers

Price a Norman deal right now

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

Norman is a college town with a second economy on the side. The University of Oklahoma anchors the core, the National Weather Center sits on its research campus, and plenty of residents commute up I-35 to Moore and Oklahoma City. Flip inventory clusters in the 1950s to 1970s ranches east and south of campus, with older 1920s and 1930s homes near downtown and the student blocks.

In Norman you decide early whether the house is for an owner or for students. A three bedroom near Campus Corner can lease by the bedroom to OU students, while the same layout two miles east sells to a young family or a professor. Those are different finishes and different exits, and we ask which one you’re building toward before we size anything. Norman Public Schools covers most of the city, so the school line matters less here than in Oklahoma City.

A real term sheet

What a Norman deal looks like on paper

Norman example: $180,000 purchase, $50,000 rehab, $310,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think of a 1960s three bedroom ranch a short drive from campus in 73069, with dated baths, worn floors, an aging HVAC system and a fenced yard. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$203,000
Cash to close$39,885
Proof of funds to show$63,017
Where the $39,885 goes
  • Down payment (15% of the purchase)You$27,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,030
  • Title and closing (estimate at Texas rates)Title$3,339
  • Prepaid interest (15 days)Lender$792
  • Property insuranceInsurer$2,185
  • AppraisalAppraiser$550

Interest while you rehab: $1,210 a month on the $153,000 funded at closing, $1,605 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,632 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 Norman

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 Norman prices sit right now

Before we price a Norman 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 Norman median sale price at $289K for the three months ending September 2026, down 0.39% on a year earlier, with homes selling in around 29 days. Zillow’s average Norman home value is $260,448, up 0.7% (updated 9/30/2026). In 73069, Redfin’s median is $287K, down 1.6%, with homes selling in about 29 days.

Median sale price (Redfin)$289K
Days on market (Redfin)29
Typical home value (Zillow)$260,448
73069 median sale (Redfin)$287K

Sources: Redfin, Norman housing market · Zillow, Norman home values · Redfin, 73069 housing market

Underwriting

How a Norman file actually gets priced

Appraisers in Cleveland County lean on sales within the same neighborhood and the same distance band from campus, because student rental demand props up values close in. Prices in Norman have been roughly flat this year, so we use recent closings and don’t assume growth. We match by bedroom count first, since a fourth bedroom moves value near OU more than finishes do.

Three local historic districts, including Chautauqua and Miller, require a certificate of appropriateness from the Historic District Commission for exterior changes, and Chautauqua’s homes date mostly from 1915 to 1935. Severe spring weather crosses the county most years, so roof condition and the wind and hail deductible on the policy both deserve a look. West side lots toward the Canadian River and creek channels can sit in mapped flood zones. Older near-campus houses often have tired wiring and add-on bedrooms that never got a permit.

The exit

Who buys your finished Norman deal

Buyers for a finished Norman ranch include university employees, weather center and research staff, hospital workers and Tinker commuters. Near campus the stronger exit can be a rental: OU keeps student demand steady each August, and a well-located three or four bedroom can carry a DSCR loan. Farther east, families buying with FHA are the main buyers.

After you apply

Your whole loan, in one portal

Apply once and the whole Norman 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 Norman

Fix & Flip

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

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 Norman

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

Campus Corner and Chautauqua (73069)Old Silk Stocking and the downtown grid (73069)East Norman ranches (73071)West Norman and Brookhaven (73072)Lake Thunderbird side (73026)
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 Oklahoma, 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

Norman hard money FAQ

Do you lend hard money in Norman?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Norman 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 Oklahoma, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Norman?
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 Norman hard money loan close?
Most Norman 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 Norman flip?
The worked example on this page is a $180,000 Norman purchase with a $50,000 rehab and a $310,000 after repair value at 730 credit, first flip: $27,000 down (15% of the purchase) and $39,885 total cash to close, with $63,017 of proof of funds to show the lender. The lowest down payment for a first flip in Norman 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 Norman?
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 Norman fix and flip loan?
The lowest credit floor among the Norman 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 Norman flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Norman 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.
Should I flip or rent a house near the OU campus?
Run both. Close to Campus Corner, rents from students can make the house a strong DSCR hold, and the August lease cycle is predictable. If you sell, owner-occupant buyers near campus pay for quiet streets and updated kitchens. We price the rehab for whichever exit wins on your numbers.
What do the Norman historic districts mean for my rehab?
If the house is in Chautauqua, Miller or the city’s third designated district, exterior changes like windows, roofing and porches go before the Historic District Commission for a certificate of appropriateness before you pull permits. Interior work is your call. Build that review into the schedule.
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 Norman 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 Oklahoma City →Hard money in Edmond →Hard money in Dallas →All Oklahoma coverage →

Ready to fund your Norman deal?

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