Broker, not a lenderHard Money Lenders inThe Woodlands, Texas
Fix and flip, bridge and purchase only, DSCR rental and new construction financing for The Woodlands 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 Woodlands deal right now
Prefilled with a realistic The Woodlands deal. Change any number and it reprices instantly on the lanes licensed in Texas, using the same engine behind our term sheets.
Financing a deal in The Woodlands
The Woodlands is the master planned community north of Houston that Niche ranked the number one place to live in America in 2021 and again in 2022, and it is still number three on the 2026 list. It is also a favorite of ours: our founder lived here for years and his family still does, and some of the investors we work with buy nowhere else. Everything was planned before it was built. Schools sit next to parks, parks next to neighborhoods, and roughly 220 miles of wide, tree-lined pathways tie the villages together, with the forest kept between the houses and the parkways. The oldest villages, Grogan’s Mill and Panther Creek, hold the flip inventory: 1970s and 1980s wood-sided houses on wooded lots that have never been updated. The newer villages to the west and Creekside Park across the county line are mostly too new and too finished to flip.
Every exterior change here goes through the covenants. Each village has a Residential Design Review Committee, elected by residents, that approves paint colors, roofing, fences, additions and tree removal before work starts, and it meets on a schedule, not on yours. Submit the exterior package the week you close. The other deciding line is the tax stack: the township levies its own rate, most addresses also sit in a Woodlands MUD, and Montgomery County and the school district come on top, so a buyer’s escrow runs higher than the sticker price suggests.
What a Woodlands deal looks like on paper
The Woodlands example: $300,000 purchase, $80,000 rehab, $500,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1970s or early 1980s cedar-sided house in Grogan’s Mill: siding and trim repair, a roof under the pines, kitchen, baths and windows, all approved by the village design committee first. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$45,000
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$3,350
- Title and closingTitle$3,991
- Prepaid interest (15 days)Lender$1,307
- Property insuranceInsurer$3,610
- AppraisalAppraiser$550
Interest while you rehab: $2,017 a month on the $255,000 funded at closing, $2,649 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $15,896 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 The Woodlands
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 70% of ARV | 12 months | 5-14 days |
| New Investor Program | 12.5% | 700+ | First flip OK | 9.75% | 1% | 75% of ARV | 12 months | 72 hours |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| Best Value | 5% | 590+ | First flip OK | 9.99% to 12.99% | 2% | 75% of ARV | 12 months | 5-14 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, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Lowest Down (100% financing) | 0% (100% financing) | No minimum | First flip OK | 11.50% | 3% | 70% of ARV | 12 months | 5-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- 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.
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 The Woodlands prices sit right now
Before we price a Woodlands 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 Woodlands median sale price at $595,000 for the three months ending September 2026, down 1.7% from a year earlier, with homes selling after 35 days on market against 27 a year ago. Grogan’s Mill and the older villages in 77380 run well under that at a $446,000 Redfin median, selling in 37 days.
| Median sale price, The Woodlands (Redfin, 3 months to Sep 2026) | $595,000 |
| Days on market, The Woodlands (Redfin) | 35 |
| Median sale price, 77380 (Redfin) | $446,000 |
| Days on market, 77380 (Redfin) | 37 |
Sources: Redfin, The Woodlands housing market · Redfin, 77380 housing market · The Woodlands Township, Residential Design Review Committees
How a Woodlands file actually gets priced
An appraiser in The Woodlands comps by village, and so do we. A Grogan’s Mill house is not priced off a Sterling Ridge sale, and a lot backing onto a greenbelt or golf course trades above one facing a busy parkway. We use closed sales from the last 90 days in the same village and vintage. On the older wood-sided stock we want a scope for rot, siding and trim, and a look at the slab where big pines sit close to the foundation, because roots and drainage are the usual surprises.
Spring Creek runs along the south edge and Panther Branch cuts through the middle of the township, and low lots near both carry floodplain and a storm history; pull the flood zone and ask about prior claims. The forest is the other risk. Pines drop needles and limbs on roofs and gutters, tree removal needs covenant approval, and wood siding takes moisture hard. Insurance carriers price roof age and wind exposure, so a new roof often pays for itself in the buyer’s premium. Building permits come from Montgomery County or Harris County depending on the village, separate from the covenant review.
Who buys your finished The Woodlands deal
The finished house sells to a family relocating for the corporate offices in and around the township, the hospitals along I-45, and the ExxonMobil campus just south, and they buy for Conroe ISD or Tomball ISD schools and the trails. They expect the forest look kept intact: natural colors, wood or fiber cement siding, no stark modern facade the committee would reject anyway. Grogan’s Mill and Panther Creek resales near the 77380 median move; buyers above that have new construction to the north and west to compare against.
Your whole loan, in one portal
Apply once and the whole The Woodlands 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 The Woodlands
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in The Woodlands.
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.
Bridge & Purchase Only
For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in The Woodlands
We broker deals across the whole The Woodlands 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 Texas, 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
5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.
The Woodlands hard money FAQ
Do you lend hard money in The Woodlands?
Which fix and flip programs apply in The Woodlands?
How fast can a Woodlands hard money loan close?
How much do I need to bring to close on a Woodlands flip?
Do you fund the rehab budget in The Woodlands?
What credit score do I need for a Woodlands fix and flip loan?
Can I refinance a Woodlands flip into a rental loan?
Why do investors like The Woodlands right now?
Do I need Woodlands Township approval for my rehab?
What taxes does a Woodlands buyer pay?
Before you sign anything
Ready to fund your The Woodlands deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.