Hard Money Lenders in Tacoma, WA | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inTacoma, Washington

Fix and flip, DSCR rental and new construction financing for Tacoma 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 Tacoma deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Tacoma deal right now

Prefilled with a realistic Tacoma 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 Tacoma

Tacoma is where a lot of Seattle-area buyers land when they are priced out further north, and that steady spillover makes it a more forgiving place to flip than Seattle. The flip stock is the early and mid 1900s houses on the Eastside, the South End, Hilltop and the Lincoln District. The North End around Proctor is older and more expensive, and it rarely sells as a true fixer. Joint Base Lewis-McChord to the south adds a steady military buyer.

Tacoma deals turn on speed and soil. Well-priced houses here go under contract fast, so a clean finish and a sharp list price get rewarded, and a slow rehab gives the margin back in interest. The soil is the part out-of-towners miss. The old smelter in Ruston spread arsenic and lead across much of north and central Tacoma, and state guidance treats yard soil in the plume area with care, which matters for landscaping, dig-outs and buyers with young kids.

What a Tacoma deal looks like on paper

Tacoma example: $355,000 purchase, $70,000 rehab, $560,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think an Eastside 1940s cottage: new roof, electrical panel and plumbing, a second bath carved from the back bedroom, and fresh soil in the planting beds. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$371,750
Cash to close$70,894
Proof of funds to show$107,434
Where the $70,894 goes
  • Down payment (15% of the purchase)You$53,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$3,718
  • Title and closing (estimate at Texas rates)Title$4,172
  • Prepaid interest (15 days)Lender$1,177
  • Property insuranceInsurer$4,038
  • AppraisalAppraiser$550

Interest while you rehab: $2,386 a month on the $301,750 funded at closing, $2,940 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $17,640 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 Tacoma

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 Tacoma prices sit right now

Before we price a Tacoma 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 Tacoma median sale price at $500,000 for the three months ending August 2026, up 1.0% from a year earlier, with homes selling after 10 days on the market on average.

Median sale price, Tacoma (Redfin, 3 months to Aug 2026)$500,000
Change from a year earlier (Redfin)+1.0%
Average days on market, Tacoma (Redfin)10

Sources: Redfin, Tacoma housing market

How a Tacoma file actually gets priced

We comp Tacoma inside the same neighborhood and era, because the city changes block by block. An Eastside cottage doesn't borrow from Proctor, and the South End has its own ceiling. With homes moving quickly, recent closings are plentiful, so we use the last few months and discount anything that sat. Appraisers here also note unpermitted basement bedrooms and converted garages, so we want the legal square footage stated honestly in the budget.

Check the Tacoma Smelter Plume maps from the state Department of Ecology before you buy in the north or central city; soil work in the plume follows specific guidance. Older Tacoma houses often have knob and tube wiring, galvanized pipes and failing side sewers. Parts of the tideflats and the lower South End sit on softer ground. The city's Home in Tacoma zoning changes allow more housing types on many residential lots, so confirm what a lot allows with Planning and Development Services before you set the exit.

Who buys your finished Tacoma deal

The finished Tacoma house sells to commuters priced out of Seattle, military families from JBLM on VA loans, and local first-time buyers. That mix rewards a move-in-ready house near the middle of the market with a second bath and parking. The North End supports higher prices but a buyer there expects character and careful work. Rents are healthy near the base and the hospitals, so a DSCR refinance is a real option on the lower-priced neighborhoods.

What happens after you apply

Apply once and the whole Tacoma 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 Tacoma

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 Tacoma

We broker deals across the whole Tacoma market. The submarkets investors ask us about most are Eastside (98404), Hilltop (98405), South End and South Tacoma (98408 / 98409), Lincoln District (98418), Central Tacoma (98405 / 98406), Fern Hill and Pacific Avenue (98408) and North End and Proctor (98406 / 98407).

How long does a Tacoma 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.

Tacoma hard money FAQ

Do you lend hard money in Tacoma?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Tacoma 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 Tacoma?
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 Tacoma hard money loan close?
Most Tacoma 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 Tacoma flip?
The worked example on this page is a $355,000 Tacoma purchase with a $70,000 rehab and a $560,000 after repair value at 700 credit, first flip: $53,250 down (15% of the purchase) and $70,894 total cash to close, with $107,434 of proof of funds to show the lender. The lowest down payment for a first flip in Tacoma 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 Tacoma?
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 Tacoma fix and flip loan?
The lowest credit floor among the Tacoma 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 Tacoma flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Tacoma 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 the Tacoma Smelter Plume affect a flip?
It can. In the plume area, yard soil may carry arsenic and lead from the old Ruston smelter, and the state has guidance for digging, landscaping and replacing soil. It rarely kills a deal, but it can add cost to a yard makeover or a foundation dig, and some buyers ask about it. Look up the address on the Department of Ecology map before you write the rehab budget.
Can I flip my first house in Tacoma with a hard money loan?
Yes. 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 on this page is a first flip at 15% down. Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.
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 Tacoma: Seattle and Spokane. More Washington city guides: Bellevue, Kent and Vancouver. Or see everything we fund in Washington.

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