Broker, not a lenderHard Money Lenders inTulsa, Oklahoma
Fix and flip, DSCR rental and new construction financing for Tulsa 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 Tulsa deal right now
Prefilled with a realistic Tulsa deal. Change any number and it reprices instantly on the lanes licensed in Oklahoma, using the same engine behind our term sheets.
Financing a deal in Tulsa
Tulsa is a value buyer’s town with a lot of postwar inventory. Inside the old city limits you’ll find 1920s bungalows near downtown and the University of Tulsa, then mile after mile of 1950s and 1960s ranches running east toward Memorial Drive. Those midtown and east side ranches are where most flips here start, because they buy cheaply and finish into a price first-time buyers can reach.
What decides a Tulsa deal is water. After the 1984 Memorial Day flood the city tore down hundreds of homes along Mingo Creek and other channels and built one of the strictest floodplain programs in the country, run by a stormwater utility. That history means the city floodplain map is enforced, and a house inside it faces limits on how much you can spend improving it. West of the river, the Arkansas River levees protecting West Tulsa matter too. Before we price anything, we pull the parcel against the city’s regulatory floodplain, not only the FEMA map.
What a Tulsa deal looks like on paper
Tulsa example: $125,000 purchase, $50,000 rehab, $235,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s frame and brick ranch near White City in 74112: a tired roof, single-pane windows, a 1970s kitchen and one bath that needs gutting. 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$18,750
- Origination (0.5%)Lender$2,000
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$2,000
- Title and closing (estimate at Texas rates)Title$3,108
- Prepaid interest (15 days)Lender$609
- Property insuranceInsurer$1,663
- AppraisalAppraiser$550
Interest while you rehab: $840 a month on the $106,250 funded at closing, $1,236 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,414 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 Tulsa
| 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 |
| 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, 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 |
| 100% Financing, 2+ Flips5 | 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 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 Tulsa prices sit right now
Before we price a Tulsa 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 Tulsa median sale price at $260K for the three months ending September 2026, up 4.0% on a year earlier, with homes selling in around 24 days. Zillow’s average Tulsa home value is $217,760, up 2.8% (updated 9/30/2026). In 74112, Redfin’s median is $191K, down 8.6%, with homes selling in about 17 days.
| Median sale price (Redfin) | $260K |
| Days on market (Redfin) | 24 |
| Typical home value (Zillow) | $217,760 |
| 74112 median sale (Redfin) | $191K |
Sources: Redfin, Tulsa housing market · Zillow, Tulsa home values · Redfin, 74112 housing market
How a Tulsa file actually gets priced
Tulsa comps break along Tulsa Public Schools versus Union, Jenks and Bixby to the south, and along the arterial grid. We match the finished house to closed sales on the same side of the main mile roads, with the same garage count and similar square footage, and we weight sales from the last few months because 74112 has cooled while the city overall has held up. Appraisers here notice a fresh roof, updated electrical and a clean sewer scope on older clay lines, so those belong in the budget.
Expect clay sewer laterals and cast iron drains in pre-1965 houses, so a camera scope before closing is cheap insurance. Several close-in neighborhoods, including Brady Heights, Yorktown, Swan Lake and Maple Ridge, carry Historic Preservation zoning, so exterior work there needs a certificate of appropriateness from the Tulsa Preservation Commission first. Storm claims are routine across Tulsa County, and carriers price older roofs harshly. Permits come through the city’s Development Services, and unpermitted garage conversions are a common find.
Who buys your finished Tulsa deal
Finished Tulsa ranches go to young families, nurses from Saint Francis and Hillcrest, staff from the university and workers at the airport and aerospace maintenance employers, many using FHA. Homes close to Kendall-Whittier and Cherry Street draw buyers who want to be near restaurants. Rents across east Tulsa and 74112 often cover a DSCR test, so holding is a fair fallback if a sale drags.
Your whole loan, in one portal
Apply once and the whole Tulsa 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 Tulsa
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Tulsa.
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 Tulsa
We broker deals across the whole Tulsa 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 Oklahoma, 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. We stay on title and the lender through funding.
Tulsa hard money FAQ
Do you lend hard money in Tulsa?
Which fix and flip programs apply in Tulsa?
How fast can a Tulsa hard money loan close?
How much do I need to bring to close on a Tulsa flip?
Do you fund the rehab budget in Tulsa?
What credit score do I need for a Tulsa fix and flip loan?
Can I refinance a Tulsa flip into a rental loan?
How does the Tulsa floodplain affect a flip?
Do I need approval to change the outside of a house in Brady Heights or Yorktown?
Ready to fund your Tulsa deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.