Broker, not a lenderHard Money Lenders inOrlando, Florida
Fix and flip, DSCR rental and new construction financing for Orlando 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 an Orlando deal right now
Prefilled with a realistic Orlando deal. Change any number and it reprices instantly on the lanes licensed in Florida, using the same engine behind our term sheets.
Financing a deal in Orlando
Orlando is an inland market, so the storm story is rain and retention ponds more than surge. The flip stock is mostly 1950s to 1970s concrete block ranches west and east of downtown, a lot of them with terrazzo floors hiding under old carpet. Demand comes from hospital systems, the theme parks and the UCF corridor, which keeps a steady line of first-time buyers and renters looking.
The part people miss in Orlando is who has jurisdiction. Pine Hills, Azalea Park and much of Conway carry Orlando mailing addresses but sit in unincorporated Orange County, so permits, code enforcement and inspections run through the county, not the city. That changes your permit timeline and who inspects the work. We check the parcel’s jurisdiction before we plan draws. The other thing is builder competition: Horizon West, Lake Nona and the east side keep adding new homes, and your buyer will drive past a model home with incentives on the way to see yours.
What an Orlando deal looks like on paper
Orlando example: $195,000 purchase, $50,000 rehab, $340,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Say a 1970s block ranch in Pine Hills with terrazzo under the carpet, original baths 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.
- Down payment (15%)You$29,250
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,158
- Title and closingTitle$3,402
- Prepaid interest (15 days)Lender$841
- Property insuranceInsurer$2,328
- AppraisalAppraiser$550
Interest while you rehab: $1,311 a month on the $165,750 funded at closing, $1,706 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $10,237 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 Orlando
| 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% | 75% of ARV | 12 months | 14 days |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Orlando comps say
Redfin puts the Orlando median sale price at $415K for the three months ending August 2026, down 1.2% on a year earlier, with homes selling in around 52 days. Zillow’s home value index for the city is $371,120, down 1.4% over the year. In 32808, which covers Pine Hills, Redfin’s median is $280K, up 7.7%.
| Median sale price, Orlando (Redfin, 3 months to Aug 2026) | $415K |
| Days on market, Orlando (Redfin) | 52 |
| Zillow home value index, Orlando (Aug 2026) | $371,120 |
| Median sale price, 32808 Pine Hills (Redfin) | $280K |
Sources: Redfin, Orlando housing market · Zillow, Orlando home values · Redfin, 32808 housing market
How an Orlando file actually gets priced
Orlando appraisals tend to hold when the comps come from the same subdivision and the same build type. A block ranch shouldn’t be compared against a frame house from the 1990s down the road, and a comp inside an HOA community doesn’t fit one outside it. We set the after repair value on closed sales of similar block houses nearby and check whether the best comps had seller concessions baked in. Builders use rate buydowns heavily here, so a resale that closed with big concessions can overstate what the market actually paid.
Central Florida sits on limestone, and sinkholes are a real underwriting line. Florida insurers have to cover catastrophic ground collapse, but broader sinkhole coverage is optional, so a house with past settlement or repair history can be tough to insure for your buyer. Pull the seller disclosure and any prior engineering report. On houses from the late 1970s and 1980s, check for polybutylene water lines, which many carriers won’t write. Hurricane Ian in 2022 flooded some low inland streets, so look at the lake and retention pond map around the lot too.
Who buys your finished Orlando deal
Most finished Orlando houses sell to first-time buyers using FHA or conventional loans, and they compare your price to a new build with a builder paying down their rate. That means the resale has to be priced tight and finished clean, with the roof, AC and water heater young enough to pass an insurance inspection. College Park and the streets near the downtown lakes exit higher, to buyers who want the location. In Pine Hills and Washington Shores the rent often supports a DSCR refinance if the sale slows down.
Your whole loan, in one portal
Apply once and the whole Orlando 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 Orlando
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Orlando.
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.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Orlando
We broker deals across the whole Orlando 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 Florida, 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
7 to 10 days typical. We stay on title and the lender through funding.
Orlando hard money FAQ
Do you lend hard money in Orlando?
Which fix and flip programs apply in Orlando?
How fast can an Orlando hard money loan close?
How much do I need to bring to close on an Orlando flip?
Do you fund the rehab budget in Orlando?
What credit score do I need for an Orlando fix and flip loan?
Can I refinance an Orlando flip into a rental loan?
Who issues permits for an Orlando address?
Should I worry about sinkholes on an Orlando flip?
Before you sign anything
Ready to fund your Orlando deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.