Hard Money Lenders in San Antonio, TX | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inSan Antonio, Texas

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for San Antonio 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 San Antonio deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a San Antonio deal right now

Prefilled with a realistic San Antonio deal. Change any number and it reprices on the programs that lend in Texas, 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 San Antonio

San Antonio gets you into a flip at a lower price than Austin or Fort Worth. A large share of the housing stock inside Loop 410 was built before 1980, a lot of it before 1960, and those 1920s to 1950s bungalows and post-war ranches in 78201, 78210 and 78228 are what a first flip looks like here. The buyer pool is steady because Joint Base San Antonio and the medical center keep people arriving, and a big share of them buy with VA loans, which shapes both the finish level and the appraisal.

Two things decide a San Antonio flip. First, the historic overlay. The city has more than thirty local historic districts, including Dignowity Hill, Government Hill, Tobin Hill and Monte Vista, and inside them every exterior change needs a certificate of appropriateness before work starts, with a penalty fee if you start early. Second, the VA buyer. A lot of finished houses here sell to a service member with zero down, and a VA appraiser will flag peeling paint on a pre-1978 house, a soft roof or a dead HVAC before the deal closes. Finish the house so a VA appraisal passes the first time and the exit is faster than the comps suggest.

What a San Antonio deal looks like on paper

San Antonio example: $150,000 purchase, $45,000 rehab, $260,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1940s bungalow in Los Angeles Heights: roof, foundation piers, kitchen and baths, finished for a VA buyer. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$172,500
Cash to close$34,577
Proof of funds to show$56,262
Where the $34,577 goes
  • Down payment (15% of the purchase)You$22,500
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closingTitle$3,188
  • Prepaid interest (15 days)Lender$497
  • Property insuranceInsurer$1,853
  • AppraisalAppraiser$550

Interest while you rehab: $1,008 a month on the $127,500 funded at closing, $1,364 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $8,185 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 San Antonio

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
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 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
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 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.

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 San Antonio prices sit right now

Before we price a San Antonio 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 San Antonio median sale price at $265,000 for the three months ending August 2026, about 2% below a year earlier, with homes going pending in 58 days. Zillow’s home value index for the city is $247,453, and the flip ZIPs inside Loop 410 sit well under that: 78201, 78210 and 78228 all index between $166,000 and $172,000.

Median sale price, San Antonio (Redfin, 3 months to Aug 2026)$265,000
Days on market, San Antonio (Redfin)58
Zillow home value index, San Antonio (Aug 2026)$247,453
Zillow home value index, 78201 Los Angeles Heights$171,926
Zillow home value index, 78210 Denver Heights$166,977
Zillow home value index, 78228 West Side$169,996

Sources: Redfin, San Antonio housing market, Zillow, San Antonio home values, Zillow, 78201 home values, City of San Antonio, historic districts, City of San Antonio, BuildSA portal

How a San Antonio file actually gets priced

San Antonio ARVs are usually conservative rather than aggressive, and the miss we see is the opposite of Austin: investors comp a Beacon Hill bungalow against Monte Vista and set the number too high. We pull closed sales inside the same historic district or the same side of the freeway, and we check the days on market on those comps, because a comp that sat 90 days and took a concession is telling you the ceiling. Foundation is the other line. Expansive clay on the south and east sides moves slabs and pier-and-beam alike, and an engineer’s letter on the foundation is often the difference between a clean appraisal and a repair condition.

Salado Creek, Leon Creek and the Olmos basin are the flood names to check, and the city has been remapping floodplains as rainfall totals get revised upward, so a property that was outside the zone on the old map may not be on the new one. Insurance runs higher than most of Texas on older stock. Inside the historic districts, budget time for the certificate of appropriateness on anything visible from the street. And in the 78201 and 78210 pockets, unpermitted additions from decades ago are common; the BuildSA record shows what is legal, and the appraiser only counts what is permitted.

Who buys your finished San Antonio deal

The finished San Antonio house under about 300 thousand sells to a first-time buyer, often military, often VA, which means the appraisal has to clear a stricter inspection than a conventional one. Those houses move fast when they are priced against the block. Above 400 thousand on the far north side the market is slower and builders are offering incentives, so a resale flip up there needs a real reason to win. The rental exit is strong here: rents cover the DSCR test on a lot of 78228 and 78223 addresses, and a good share of what we see out of San Antonio ends up a hold, not a flip.

What happens after you apply

Apply once and the whole San Antonio 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 San Antonio

Fix and flip

0%down on a first flip, purchase plus rehab under 70% of ARV
Rates
from 8.99% at 760+ credit
Max loan
up to 75% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Texas →

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 San Antonio →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing
Purchase-only loans in Texas →

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 Texas →

Where we lend in San Antonio

We broker deals across the whole San Antonio market. The submarkets investors ask us about most are Los Angeles Heights and Beacon Hill (78201), Denver Heights and Highland Park (78210), Dignowity Hill (78202), West Side (78228), Castle Hills area (78213), Northeast (78218), Southeast (78223) and Marbach (78227).

How long does a San Antonio 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 Texas, 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.

San Antonio hard money FAQ

Do you lend hard money in San Antonio?
Yes. Capital Kings is a broker, not a direct lender, so we shop your San Antonio 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 Texas, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in San Antonio?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); Best Value (5% 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); Lowest Down (100% financing) (100% financing when purchase plus rehab fits under 70% of ARV, closing costs rolled in when there's room, from 11.50%); 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 a San Antonio hard money loan close?
As little as 72 hours. Most San Antonio 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 a San Antonio flip?
The worked example on this page is a $150,000 San Antonio purchase with a $45,000 rehab and a $260,000 after repair value at 700 credit, first flip: $22,500 down (15% of the purchase) and $34,577 total cash to close, with $56,262 of proof of funds to show the lender. The lowest down payment for a first flip in San Antonio is 0% down (100% financing) at 11.50% with 650+ credit (no credit minimum, priced per file below that), when purchase plus rehab fits under 70% of ARV, with the closing costs rolled into the loan when the whole loan stays under the cap, so a deal with the room brings no cash to closing. 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 San Antonio?
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 San Antonio fix and flip loan?
One San Antonio 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 660, 700 and 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 San Antonio flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a San Antonio 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.
Does a historic district stop me from flipping in San Antonio?
No, but it changes the schedule. Inside a local historic district like Dignowity Hill or Government Hill, exterior work needs a certificate of appropriateness from the Office of Historic Preservation before it starts, and starting early costs you a penalty fee. Interior work is generally not reviewed. Submit the exterior scope the week you close, run the interior first, and the overlay costs you weeks rather than months.
Should I finish a San Antonio flip for a VA buyer?
Yes, assume you will get one. Joint Base San Antonio puts a steady flow of zero-down VA buyers into the under 300 thousand market, and a VA appraisal checks peeling paint on older houses, roof condition and working mechanicals more strictly than a conventional one. Finishing to that standard costs little extra and it widens your buyer pool on the exit.
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

We also have DSCR loans in San Antonio. Hard money near San Antonio: Austin and Houston. More Texas city guides: Arlington, Corpus Christi, Cypress, Dallas, El Paso, Fort Worth, Frisco, Katy, Lubbock, McKinney, Plano, Spring and The Woodlands. Or see everything we fund in Texas.

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