Broker, not a lenderHard Money Lenders inTaos, New Mexico
Fix and flip, DSCR rental and new construction financing for Taos 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 Taos deal right now
Prefilled with a realistic Taos deal. Change any number and it reprices on the programs that lend in New Mexico, 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 Taos
Taos is a small mountain town at about 7,000 feet with an outsized pull: the ski valley, the art scene, Taos Pueblo next door and a long list of second-home owners from Texas and the Front Range. Most investor deals here are not tract homes. They are adobe and frame houses on irregular lots, often on a well and septic, sometimes with a ditch running past the back fence. In New Mexico a first flip can be priced at 10% down with 660+ credit (from 9.99%). 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.
What decides a Taos deal is the land, not the kitchen. Ask three questions before you write an offer: where does the water come from, where does it go, and how do you get in. Plenty of houses outside the town core run on a private or shared well and an older septic system, a lot of access is by easement over a neighbor’s land, and some parcels carry acequia rights, the shares in the old community irrigation ditches. A lender and an appraiser will both want those answered in writing.
What a Taos deal looks like on paper
Taos example: $330,000 purchase, $70,000 rehab, $560,000 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%. Picture an older adobe and frame house south of the plaza: a pitched metal roof over the old flat one, a new well pump, kitchen, two baths and lime plaster patched where it had cracked. 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$16,500
- Origination (2%)Lender$7,670
- Lender fees (flat)Lender$995
- Broker fee (1%)Broker$3,835
- Title and closing (estimate at Texas rates)Title$4,230
- Prepaid interest (15 days)Lender$1,287
- Property insuranceInsurer$3,800
- AppraisalAppraiser$550
Interest while you rehab: $2,610 a month on the $313,500 funded at closing, $3,193 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $19,156 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 Taos
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| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 5+ Flips3 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips4 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- 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 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 Taos prices sit right now
Before we price a Taos 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 Taos median sale price at $512K for the three months ending September 2026, up 1.6% from a year earlier, with homes selling after about 94 days on the market, compared with 69 days a year earlier.
| Median sale price, Taos (Redfin, 3 months to Sep 2026) | $512K |
| Days on market, Taos (Redfin) | 94 |
| Year over year change in median (Redfin) | +1.6% |
Sources: Redfin, Taos housing market
How a Taos file actually gets priced
Comps are thin in Taos and the appraiser often has to reach across the valley and back a year to find enough of them. New Mexico does not publish sale prices, so the MLS and the appraiser’s own files are the whole record. We size the loan on sales of similar houses with similar water and access, not on the best listing in Arroyo Seco. Unusual builds, like straw bale or the off-grid homes west of the gorge, can be hard to comp at all, and some files will not fit a standard flip program.
Altitude and winter drive the risk list. Snow load and freeze and thaw cycles are hard on flat adobe roofs, which is why so many have been capped with pitched metal. Real adobe needs a breathable lime or mud plaster, and cement stucco over it traps water. Wildfire risk is real in the forested canyons, and homeowners insurance can be harder to place there. Inside town limits the Town of Taos handles land use and the historic district rules; outside them, county and state offices are involved, so ask who issues the permit before you set your schedule.
Who buys your finished Taos deal
The buyer for a finished Taos house is usually moving in from out of state: a retiree, a remote worker or a second-home owner, and a good share pay cash. They want character and views, a reliable heat source and a roof they never have to think about. Local workforce housing is tight, so a long-term rental hold to hospital, school and ski area staff is a real Plan B. Short-term rentals are regulated by the town and the county, so check the rules before you count on nightly income.
Your whole loan, in one portal
Apply once and the whole Taos 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 Taos
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Taos.
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 Taos
We broker deals across the whole Taos 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. About five minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in New Mexico, 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.
Taos hard money FAQ
Do you lend hard money in Taos?
Which fix and flip programs apply in Taos?
How fast can a Taos hard money loan close?
How much do I need to bring to close on a Taos flip?
Do you fund the rehab budget in Taos?
What credit score do I need for a Taos fix and flip loan?
Can I refinance a Taos flip into a rental loan?
Can I get an investment property loan in Taos, NM?
Will a lender finance a Taos house on a well and septic?
Can I refinance a Taos rental into a DSCR loan?
Before you sign anything
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Ready to fund your Taos deal?
Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.