Hard Money Lenders in Orlando, FL | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard 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.

Get a term sheet →Price an Orlando deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price an Orlando deal right now

Prefilled with a realistic Orlando 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 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, 700 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.

Loan amount$215,750
Cash to close$42,323
Proof of funds to show$66,060
Where the $42,323 goes
  • Down payment (15% of the purchase)You$29,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,158
  • Title and closing (estimate at Texas rates)Title$3,402
  • Prepaid interest (15 days)Lender$646
  • 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.

Fix and flip programs in Orlando

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 Orlando prices sit right now

Before we price an Orlando 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 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.

What happens after you apply

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.

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 Orlando

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 Orlando

We broker deals across the whole Orlando market. The submarkets investors ask us about most are Pine Hills (32808), Parramore and Washington Shores (32805), Azalea Park (32807), Conway (32812), College Park (32804) and Rosemont (32810).

How long does a Orlando 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.

Orlando hard money FAQ

Do you lend hard money in Orlando?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Orlando 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 Orlando?
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 an Orlando hard money loan close?
As little as 72 hours. Most Orlando 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 an Orlando flip?
The worked example on this page is a $195,000 Orlando purchase with a $50,000 rehab and a $340,000 after repair value at 700 credit, first flip: $29,250 down (15% of the purchase) and $42,323 total cash to close, with $66,060 of proof of funds to show the lender. The lowest down payment for a first flip in Orlando 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 Orlando?
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 an Orlando fix and flip loan?
One Orlando 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 an Orlando flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Orlando 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.
Who issues permits for an Orlando address?
It depends on the parcel, not the mailing address. Inside city limits, permits go through the City of Orlando. Pine Hills, Azalea Park and a good part of Conway are unincorporated Orange County, so permits and inspections go through the county. Look up the parcel on the property appraiser site before you plan the scope, because the two offices have different review times and fees.
Should I worry about sinkholes on an Orlando flip?
Check, don’t panic. Most Orlando houses never have a problem, but a prior sinkhole claim or visible settlement cracks can make the house hard for your buyer to insure, and that shrinks the buyer pool. Read the seller disclosure, ask for any engineering report, and look for cracked slabs or doors that stick. If there’s history, price the exit as if fewer buyers can get insurance.
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 Orlando: Tampa, Jacksonville and Miami. More Florida city guides: Cape Coral, Fort Lauderdale and St. Petersburg. Or see everything we fund in Florida.

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