Broker, not a lenderHard Money Lenders inSitka, Alaska
Fix and flip and DSCR rental financing for Sitka 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 Sitka deal right now
Prefilled with a realistic Sitka deal. Change any number and it reprices instantly on the lanes licensed in Alaska, using the same engine behind our term sheets.
Financing a deal in Sitka
Sitka is a small island town on the outer coast of Baranof Island, reachable only by air or the state ferry. It has deep Tlingit and Russian history, a working fishing fleet, a Coast Guard air station and a regional hospital, and summer cruise traffic. Housing is scarce and turns over slowly. The flip stock is older frame houses downtown and along Halibut Point and Sawmill Creek roads, many of them built for wet weather and showing it.
In Sitka the deal is decided by how few houses sell. With only a handful of sales a month, one or two closings can swing the averages, and a buyer pool this small means the finished price has to fit local incomes, not a mainland idea of what a remodeled house is worth. Finding the property is usually through people, not the MLS. Once you have it, a dry, well-insulated house with a modern heat source is what this market pays for.
What a Sitka deal looks like on paper
Sitka example: $260,000 purchase, $60,000 rehab, $430,000 after repair value, 730 credit, 10 or more flips completed. The engine puts that borrower on the 5% Down, 5+ Flips program at 9.99%. Imagine a 1960s frame house off Halibut Point Road: new siding and windows, rot repair at the sills, a heat pump, a kitchen and a bath. 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$13,000
- Origination (2%)Lender$6,140
- Lender fees (flat)Lender$995
- Broker fee (1%)Broker$3,070
- Title and closing (estimate at Texas rates)Title$3,853
- Prepaid interest (15 days)Lender$1,260
- Property insuranceInsurer$3,040
- AppraisalAppraiser$550
Interest while you rehab: $2,056 a month on the $247,000 funded at closing, $2,556 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $15,335 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 Sitka
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| First Flip, 10% Down1 | 10% | 680+ | First flip OK | 11.00% to 12.74% | 1% | 75% of ARV | 12 months | 21-30 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 |
- Rate is set by credit: 11.00% at 760+, 11.74% at 700-759, 12.74% at 680-699. 90% of the purchase plus 100% of the rehab (up to $250,000), capped at 75% of ARV. 1 point ($3,500 minimum on loans under $150,000) plus a $1,699 lender service fee.
- 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 October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
Where Sitka prices sit right now
Before we price a Sitka 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 Sitka median sale price at $385,000 for the three months ending September 2026, with homes selling after 46 days on the market on average. Redfin also shows the median down 44.9% from a year earlier, a swing that reflects how few homes sell in Sitka each month.
| Median sale price, Sitka (Redfin, 3 months to Sep 2026) | $385,000 |
| Average days on market, Sitka (Redfin) | 46 |
Sources: Redfin, Sitka housing market
How a Sitka file actually gets priced
An appraisal in Sitka may lean on sales from earlier in the year or on houses that differ from yours, simply because there are so few. We look at every recent sale in town, separate waterfront and view homes from the rest, and keep the ARV conservative. Appraisers may also need to travel in, which adds time and cost. Expect this to be a lender-by-lender file rather than a standard one.
Sitka gets heavy rain most of the year, and saturated slopes have let go before; the 2015 landslides on the hillside above Kramer Avenue were deadly, and the borough has since mapped landslide risk, so check where the house sits. Rot in sills, siding and decks is the most common rehab surprise. Shoreline houses face storm surge and erosion. Everything arrives by barge, so materials and trades cost more and take longer than on the road system.
Who buys your finished Sitka deal
The finished Sitka house sells to Coast Guard families, hospital and school staff, fishing households and the occasional buyer moving in from outside, many on VA or local credit union loans. The market is small enough that the right buyer may take time to appear, so plan your carry for it. Rentals are tight, and a house with a legal apartment can make a strong long-term hold.
Your whole loan, in one portal
Apply once and the whole Sitka 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 Sitka
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Sitka.
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.
Where we lend in Sitka
We broker deals across the whole Sitka 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 Alaska, 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 10-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Sitka hard money FAQ
Do you lend hard money in Sitka?
Which fix and flip programs apply in Sitka?
How fast can a Sitka hard money loan close?
How much do I need to bring to close on a Sitka flip?
Do you fund the rehab budget in Sitka?
What credit score do I need for a Sitka fix and flip loan?
Can I refinance a Sitka flip into a rental loan?
Can I really get a flip loan on an island town like Sitka?
How should I plan a Sitka rehab budget?
Before you sign anything
Ready to fund your Sitka deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.