Broker, not a lenderHard Money Lenders inOwensboro, Kentucky
Fix and flip, DSCR rental and new construction financing for Owensboro 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 Owensboro deal right now
Prefilled with a realistic Owensboro deal. Change any number and it reprices instantly on the lanes licensed in Kentucky, using the same engine behind our term sheets.
Financing a deal in Owensboro
Owensboro is Kentucky’s river city on the Ohio, with a revitalized downtown riverfront, a large regional hospital, distilleries, manufacturers along the river, and two small colleges. It is an affordable, steady market where houses move quickly when they are priced right. The flip stock is postwar brick ranches and Cape Cods along and off Frederica Street, older frame houses near downtown, and 1960s and 70s ranches on the southeast side.
The Owensboro deal is decided by the price point. Most buyers here are local, and their budgets are set by local wages, so a finished house that tops what the neighborhood supports will sit. Houses at or under the city median move fast. The flips that work are cosmetic-plus scopes on solid brick houses, with the systems updated and the finish kept simple. Overbuilding a kitchen on the northwest side rarely comes back at sale. In Kentucky a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 15% down from 9.00% with 2+ flips; 7.5% down from 9.99% with 3+ flips; 5% down from 12.00% with 3+ flips or from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.
What an Owensboro deal looks like on paper
Owensboro example: $135,000 purchase, $40,000 rehab, $240,000 after repair value, 730 credit, 4-10 flips completed. The engine puts that borrower on the 5% Down, 3+ Flips program at 12.00%. Think a 1950s brick ranch off Frederica Street in 42301: a new furnace and water heater, updated electrical, a kitchen, a bath and fresh paint inside and out. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (5% of the purchase)You$6,750
- Origination (2%)Lender$3,365
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,167
- Prepaid interest (15 days)Lender$830
- Property insuranceInsurer$1,663
- AppraisalAppraiser$550
Interest while you rehab: $1,283 a month on the $128,250 funded at closing, $1,683 once every draw is out. Proof of funds is cash to close plus $12,000 of rehab reserve and $10,095 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 Owensboro
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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.
- 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.
- Rate from 12%, set per file. 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.
- 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.
Where Owensboro prices sit right now
Before we price an Owensboro 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 Owensboro median sale price at $225,000 for the three months ending September 2026, up 1.2% from a year earlier, with homes selling after 27 days on the market on average.
| Median sale price, Owensboro (Redfin, 3 months to Sep 2026) | $225,000 |
| Change from a year earlier (Redfin) | +1.2% |
| Average days on market, Owensboro (Redfin) | 27 |
Sources: Redfin, Owensboro housing market
How an Owensboro file actually gets priced
We comp Owensboro within the same part of town and the same era, and we keep the southeast subdivisions separate from the older grid near downtown. Recent sales are steady enough that we can stay inside a few months. Appraisers here look at the age of the roof, the furnace and the water heater, and a house with original systems gets adjusted. A full basement is less common than a crawlspace, so we note which one the house has.
Low areas near the Ohio River and along Panther Creek and its tributaries carry flood mapping, so pull it for every address. Older houses near downtown bring lead paint, old wiring and clay sewer lines. Crawlspaces can hold water after heavy rain, and that moisture leads to sagging floors. Permits go through the City of Owensboro, or Daviess County for addresses outside city limits.
Who buys your finished Owensboro deal
The finished Owensboro house sells to hospital and plant workers, teachers and first-time buyers, many using FHA, USDA or a Kentucky Housing Corporation program. They want a move-in ready three-bedroom with a garage or carport and a fenced yard. Rents are solid relative to purchase prices, so a DSCR refinance is often worth pricing next to the sale.
Your whole loan, in one portal
Apply once and the whole Owensboro 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 Owensboro
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Owensboro.
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 Owensboro
We broker deals across the whole Owensboro 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 Kentucky, 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
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.
Owensboro hard money FAQ
Do you lend hard money in Owensboro?
Which fix and flip programs apply in Owensboro?
How fast can an Owensboro hard money loan close?
How much do I need to bring to close on an Owensboro flip?
Do you fund the rehab budget in Owensboro?
What credit score do I need for an Owensboro fix and flip loan?
Can I refinance an Owensboro flip into a rental loan?
Is Owensboro a good market for a small flip?
Can I get financing for my first flip in Owensboro?
Before you sign anything
Ready to fund your Owensboro deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.