Broker, not a lenderHard Money Lenders inSeattle, Washington
Fix and flip, DSCR rental and new construction financing for Seattle 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 a Seattle deal right now
Prefilled with a realistic Seattle deal. Change any number and it reprices instantly on the lanes licensed in Washington, using the same engine behind our term sheets.
Financing a deal in Seattle
Seattle is a high-balance flip market, and the loan size alone rules out a lot of lenders before the property does. Entry prices here start where other cities top out, so the deals that work are the dated houses in the south and north end neighborhoods, not the craftsman bungalows in Ballard that sell renovated on day one. Tech payrolls, the hospitals and the port keep a deep pool of buyers in town, but they are picky and well advised.
Two things decide a Seattle flip: what the lot allows and what's buried in the yard. State and city middle housing rules now let many single-family lots carry more than one home, so a lot with alley access or a daylight basement can be worth more to a builder than to a flipper, and you should know which one you are before you bid. Underground heating oil tanks are the other line. Plenty of pre-1960 houses still have one, and a buyer's lender will want it decommissioned or removed with paperwork.
What a Seattle deal looks like on paper
Seattle example: $640,000 purchase, $120,000 rehab, $1,000,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s Rainier Valley rambler with a daylight basement: decommission the old oil tank, rewire, open the kitchen and finish the lower level as a second living space. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15%)You$96,000
- Origination (0.5%)Lender$3,320
- Doc prepLender$749
- Broker fee (1%)Broker$6,640
- Title and closingTitle$5,616
- Prepaid interest (15 days)Lender$2,590
- Property insuranceInsurer$7,220
- AppraisalAppraiser$550
Interest while you rehab: $4,302 a month on the $544,000 funded at closing, $5,251 once every draw is out. Proof of funds is cash to close plus $30,000 of rehab reserve and $31,507 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 Seattle
| 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 |
- 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 Seattle comps say
Redfin puts the Seattle median sale price at $874,000 for the three months ending August 2026, down 2.8% from a year earlier. Homes sold after 15 days on the market on average.
| Median sale price, Seattle (Redfin, 3 months to Aug 2026) | $874,000 |
| Change from a year earlier (Redfin) | -2.8% |
| Average days on market, Seattle (Redfin) | 15 |
Sources: Redfin, Seattle housing market
How a Seattle file actually gets priced
Seattle appraisals are sensitive to micro-location: which side of a ridge, whether there is a view, how close the light rail station is. A Columbia City comp doesn't transfer to a house a mile south on Rainier Avenue, and a view sale on Beacon Hill says little about the block behind it. We use recent closings inside the same neighborhood and style, and we look hard at price per square foot above and below grade, because a finished basement appraises below main-floor space here too.
The city maps environmentally critical areas, including steep slopes, known landslide zones and liquefaction-prone ground in the valleys, and a property inside one adds studies and review to any permit. Plan for a long Seattle Department of Construction and Inspections timeline on anything past cosmetic work. The tree protection rules updated in 2023 cover more trees than most investors expect, side sewer lines are frequently cracked clay, and older houses often need seismic bolting before a careful buyer signs.
Who buys your finished Seattle deal
The finished Seattle house sells to a tech or health care household that has seen a lot of listings and knows the inspection issues by name, so an oil tank certificate, a sewer scope and permits on the finished basement are part of the sale. Houses priced right go quickly. The high end competes with new townhomes built under the middle housing rules, so a renovated single-family home needs a yard, parking or a layout that new construction can't offer. A DSCR hold rarely works at Seattle prices unless the house has a legal second unit.
Your whole loan, in one portal
Apply once and the whole Seattle 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 Seattle
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Seattle.
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 Seattle
We broker deals across the whole Seattle 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 Washington, 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.
Seattle hard money FAQ
Do you lend hard money in Seattle?
Which fix and flip programs apply in Seattle?
How fast can a Seattle hard money loan close?
How much do I need to bring to close on a Seattle flip?
Do you fund the rehab budget in Seattle?
What credit score do I need for a Seattle fix and flip loan?
Can I refinance a Seattle flip into a rental loan?
Can a first-time flipper get a hard money loan in Seattle?
Should I flip a Seattle house or build on the lot instead?
Before you sign anything
Ready to fund your Seattle deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.