Hard Money Lenders in Winston-Salem, NC | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inWinston-Salem, North Carolina

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Winston-Salem 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 Winston-Salem deal

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

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
72 hrs
To close at the fastest, 7-30 days by program
100%
Of rehab funded, released in draws
9.50%
Rates from, in North Carolina, with 2+ completed flips
Run the numbers

Price a Winston-Salem deal right now

Prefilled with a realistic Winston-Salem deal. Change any number and it reprices instantly on the lanes licensed in North Carolina, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Winston-Salem

Winston-Salem is a medical and university city that used to run on tobacco and textiles. The hospital systems, Wake Forest University, the Innovation Quarter downtown and big bank and consumer companies employ most of it. The flip stock is 1920s to 1940s bungalows and cottages in Ardmore and Washington Park and 1950s ranches farther out.

The Winston-Salem deal is about Ardmore and the streets around it. Ardmore is walkable to the hospital and has the strongest resale for a renovated bungalow, and buyers will pay for it. Washington Park and West Salem trail just behind it. Farther out, ranches sell to first-time buyers on price. We set the scope to match which buyer shops your street.

A real term sheet

What a Winston-Salem deal looks like on paper

Winston-Salem example: $175,000 purchase, $55,000 rehab, $325,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1940s brick cottage in Washington Park with a steep roof, original hardwoods, a cramped kitchen and a single bath in need of a full redo. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$207,000
Cash to close$39,203
Proof of funds to show$64,393
Where the $39,203 goes
  • Down payment (10% of purchase plus rehab)You$23,000
  • Origination (2.13%)Lender$4,399
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,070
  • Title and closing (estimate at Texas rates)Title$3,359
  • Prepaid interest (15 days)Lender$850
  • Property insuranceInsurer$2,185
  • AppraisalAppraiser$550

Interest while you rehab: $1,265 a month on the $152,000 funded at closing, $1,723 once every draw is out. Proof of funds is cash to close plus $14,850 of rehab reserve and $10,340 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Winston-Salem

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
New Investor Program12.5%700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+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
Fastest Close (3 days)10%No minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. 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.
  2. 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.
  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% 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.

What we check first

Where Winston-Salem prices sit right now

Before we price a Winston-Salem 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 Winston-Salem median sale price at $287K for the three months ending September 2026, up 3.5% on a year earlier, with homes selling in around 43 days. The median price per square foot is $166.

Median sale price (Redfin)$287K
Change from a year earlierup 3.5%
Days on market (Redfin)43
Median price per square foot$166

Sources: Redfin, Winston-Salem housing market

Underwriting

How a Winston-Salem file actually gets priced

Prices rose modestly in Winston-Salem this year, and homes sell at about the same pace as Greensboro. Appraisers separate Ardmore and Buena Vista from the streets nearby that never turned, and they stay inside Forsyth County. We pull renovated sales from the same neighborhood and the same side of Business 40.

Salem Creek, Silas Creek and Peters Creek have floodplain through parts of town, so check the parcel. Older houses bring termite damage, crawl space moisture, oil tanks and old wiring. Washington Park, West End and other neighborhoods are historic districts where exterior changes need approval. Steep streets near downtown mean drainage and retaining walls need a look too.

The exit

Who buys your finished Winston-Salem deal

The finished Winston-Salem house sells to a hospital employee, a Wake Forest staff member, or a young buyer who wants to be near downtown. Many use FHA or NC down payment help, so the house must pass a clean inspection. Rent is steady near the hospitals, so a DSCR loan works as a hold.

After you apply

Your whole loan, in one portal

Apply once and the whole Winston-Salem 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Winston-Salem

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Winston-Salem.

0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV · 10% down from 9.99% at 660+ credit on a first flip

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.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in as little as 72 hours

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Winston-Salem

We broker deals across the whole Winston-Salem market. These are the submarkets investors ask us about most:

Ardmore (27103 / 27127)Washington Park (27127)West Salem and Holly Avenue (27101)Konnoak Hills (27127)Old Town and Bethabara (27106)Ogburn Station (27105)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in North Carolina, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

As little as 72 hours on the fastest program, 7-30 days on the others. We stay on title and the lender through funding.

Questions

Winston-Salem hard money FAQ

Do you lend hard money in Winston-Salem?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Winston-Salem 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 North Carolina, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Winston-Salem?
As of October 2026: New Investor Program (12.5% down, from 9.75%); 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); Fastest Close (3 days) (10% down, from 11.99%). 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 Winston-Salem hard money loan close?
As little as 72 hours on the fastest-close program, which has no credit minimum. In North Carolina, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes 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 Winston-Salem flip?
The worked example on this page is a $175,000 Winston-Salem purchase with a $55,000 rehab and a $325,000 after repair value at 730 credit, first flip: $23,000 down (10% of purchase plus rehab) and $39,203 total cash to close, with $64,393 of proof of funds to show the lender. 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 Winston-Salem?
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 Winston-Salem fix and flip loan?
One Winston-Salem program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, rates step down at 700 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 Winston-Salem flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Winston-Salem 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.
Is Ardmore the best place to flip in Winston-Salem?
It has some of the strongest resale for a renovated bungalow because buyers can walk to the hospital and downtown. Purchase prices are higher there, so the spread can be thinner. Washington Park and West Salem nearby can offer more room between price and value. Compare renovated sales in each before you choose.
Do historic districts slow down a Winston-Salem rehab?
For the outside, yes. In Washington Park, West End and other local historic districts, exterior changes need approval before the permit. Interior work moves normally. Check the district map before you buy and submit the exterior plans soon after closing.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your Winston-Salem deal →
Keep reading

Before you sign anything

Draws
How construction draws and the rehab holdback actually work
Read article →
Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Term Sheet
How to get an instant hard money term sheet
Read article →
Hard money in Greensboro →Hard money in Charlotte →Hard money in Durham →All North Carolina coverage →

Ready to fund your Winston-Salem deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter