Broker, not a lenderHard Money Lenders inSioux City, Iowa
Fix and flip, DSCR rental and new construction financing for Sioux City 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 Sioux City deal right now
Prefilled with a realistic Sioux City deal. Change any number and it reprices instantly on the lanes licensed in Iowa, using the same engine behind our term sheets.
Financing a deal in Sioux City
Sioux City sits where Iowa, Nebraska and South Dakota meet on the Missouri River, and it’s a working town built on food processing, healthcare and freight. The housing is a mix of early 1900s houses climbing the Loess Hills on the north and west sides and post-war ranches and split-levels spread across Morningside. Prices are modest, demand from plant and hospital workers is steady, and homes have been selling within a few weeks.
Morningside is the flip lane in Sioux City. It’s the largest owner-occupant area, the houses are newer and simpler, and the comps are plentiful. The north side has the grand older houses around Rose Hill and the Country Club area, which can be great flips but carry bigger scopes. The west side and the older neighborhoods near downtown are cheaper and rental heavy. Because the typical house here is modest, a first flip often needs a larger home or a fuller renovation to reach the loan size a program will write.
What a Sioux City deal looks like on paper
Sioux City example: $125,000 purchase, $50,000 rehab, $245,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1960s split-level in Morningside with room for a family: roof and siding, a kitchen, two baths, a furnace and AC, and drainage regraded away from the foundation. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (10% of purchase plus rehab)You$17,500
- Origination (2.13%)Lender$3,347
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,114
- Prepaid interest (15 days)Lender$647
- Property insuranceInsurer$1,663
- AppraisalAppraiser$550
Interest while you rehab: $895 a month on the $107,500 funded at closing, $1,311 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,867 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 Sioux City
| 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 Sioux City prices sit right now
Before we price a Sioux City 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 Sioux City median sale price at $234,000 for the three months ending September 2026, up 9.0% on a year earlier, with homes selling in around 20 days.
| Median sale price, Sioux City (Redfin, 3 months to Sep 2026) | $234,000 |
| Change from a year earlier (Redfin) | +9.0% |
| Days on market, Sioux City (Redfin) | 20 |
Sources: Redfin, Sioux City housing market
How a Sioux City file actually gets priced
Woodbury County appraisals stay close to the neighborhood, so we comp Morningside against Morningside and the north side against the north side, using renovated sales from the last 90 days. The hills matter: a house on a steep lot with a failing retaining wall or a wet lower level sells for less than its twin on flat ground. Iowa has no private title insurance, so the closing runs on an abstract update, an attorney title opinion and a certificate from Iowa Title Guaranty; build a few extra days into the calendar for it.
The Loess Hills are fine wind-blown soil that erodes and shifts, so slopes, retaining walls and foundation movement are the line items to inspect on the north and west sides. The Floyd River flooded the city badly in 1953, and low ground near the Floyd, Perry Creek and the Missouri still needs a flood check. Older houses carry lead paint and old wiring. Iowa radon is high across the board, and plains wind and hail make roof age a question on every file.
Who buys your finished Sioux City deal
The finished Sioux City house sells to a local buyer: a worker at one of the meat and food plants, a nurse at one of the hospitals, a Morningside University family, or someone moving across the river from Nebraska or South Dakota. Those buyers are price sensitive and often use FHA financing, so a clean inspection helps. Finish to the street, not above it. Rents hold up well relative to prices, so a DSCR refinance is a practical fallback on the west and north sides.
Your whole loan, in one portal
Apply once and the whole Sioux City 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 Sioux City
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Sioux City.
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 Sioux City
We broker deals across the whole Sioux City 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 Iowa, 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.
Sioux City hard money FAQ
Do you lend hard money in Sioux City?
Which fix and flip programs apply in Sioux City?
How fast can a Sioux City hard money loan close?
How much do I need to bring to close on a Sioux City flip?
Do you fund the rehab budget in Sioux City?
What credit score do I need for a Sioux City fix and flip loan?
Can I refinance a Sioux City flip into a rental loan?
Is Sioux City a good place for a first flip?
What should I check on a Sioux City house in the Loess Hills?
Before you sign anything
Ready to fund your Sioux City deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.