Hard Money Lenders in Seattle, WA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard 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.

Get a term sheet →Price a Seattle deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Seattle deal right now

Prefilled with a realistic Seattle deal. Change any number and it reprices on the programs that lend in Washington, 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 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, 700 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.

Loan amount$664,000
Cash to close$122,637
Proof of funds to show$184,144
Where the $122,637 goes
  • Down payment (15% of the purchase)You$96,000
  • Origination (0.5%)Lender$3,320
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$5,820
  • Title and closing (estimate at Texas rates)Title$5,616
  • Prepaid interest (15 days)Lender$2,122
  • 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.

Fix and flip programs in Seattle

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
  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 Seattle prices sit right now

Before we price a Seattle 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 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.

What happens after you apply

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.

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 Seattle

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 Washington →

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 Washington →

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 Washington →

Where we lend in Seattle

We broker deals across the whole Seattle market. The submarkets investors ask us about most are Rainier Valley and Columbia City (98118), Beacon Hill (98108 / 98144), Delridge and High Point (98106 / 98126), Lake City (98125), Bitter Lake and Broadview (98133), Georgetown and South Park (98108) and Wedgwood and View Ridge (98115).

How long does a Seattle 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 Washington, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Seattle hard money FAQ

Do you lend hard money in Seattle?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Seattle 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 Washington, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Seattle?
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). 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 Seattle hard money loan close?
Most Seattle fix and flip files fund in 5-14 days once the file is complete. 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 Seattle flip?
The worked example on this page is a $640,000 Seattle purchase with a $120,000 rehab and a $1,000,000 after repair value at 700 credit, first flip: $96,000 down (15% of the purchase) and $122,637 total cash to close, with $184,144 of proof of funds to show the lender. The lowest down payment for a first flip in Seattle 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 Seattle?
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 Seattle fix and flip loan?
The lowest credit floor among the Seattle programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. 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 a Seattle flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Seattle 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.
Can a first-time flipper get a hard money loan in Seattle?
Yes, on the right file. In Washington a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). The worked example uses the 15% down one. The bigger hurdle in Seattle is the loan size, so we match the file to a lender comfortable with the balance first and then work on leverage.
Should I flip a Seattle house or build on the lot instead?
Run both before you buy. Middle housing rules mean some lots are worth more as two or three new homes than as one renovated house, and the price the seller wants may already reflect that. If the flip math only works because you are paying lot value for a house, it's a construction deal, and we can price it that way too.
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 Seattle: Tacoma and Spokane. More Washington city guides: Bellevue, Kent and Vancouver. Or see everything we fund in Washington.

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