Hard Money Loans in Austin, TX

Most Texas hard money loans price between roughly 9% and 13% interest, plus 1 to 3 points at closing, depending on the property, the LTV, and the borrower's experience. There will be normal third-party costs on top of that — title, appraisal or valuation, insurance. Send us the deal and we'll quote real numbers on it, not a rate range that means nothing until it's underwritten.

On a clean file — clear title, a decent valuation, and a borrower who sends documents when we ask — most deals close in 7 to 14 days. Some close faster than that when everyone moves. We're a direct lender using our own capital, so we're not waiting on a broker to shop the file or an out-of-state credit committee to say yes.

It depends on the loan type and the property. On a fix and flip, we're typically up to around 70–75% of ARV (after-repair value) with rehab funded in draws. On a bridge or DSCR rental, we're looking more at LTV against the current or as-is value, usually up to 70–75%. Multifamily and commercial run lower, and the number moves with the deal. We'd rather talk about a specific property than quote a spread.

Yes, but not the way a bank does. We look at credit as part of the picture — we want to see how you've handled obligations — but we're not underwriting to a minimum FICO. The property, the equity, and the exit matter more. If your credit isn't clean, tell us why before we pull it. That's not disqualifying on its own.

Typically 20–30% down on the purchase, plus closing costs and any rehab reserve the deal calls for. On a refinance or a cash-out, we're looking at the equity that's already in the property. If you're short on cash but the deal is strong, tell us what you have — sometimes there's a way to structure it, sometimes there isn't.

No. We fund first-timers when the deal makes sense. A first flip on a straightforward property with a realistic budget can absolutely get funded. What we can't fund is a first-timer's over-ambitious full-gut rehab on a property they've talked themselves into — not because you're new, but because the deal itself doesn't work.

Yes — and for investment property, that's usually how we prefer to do it. Business-purpose loans to an LLC are how most of our deals close. Owner-occupied is a separate product with its own compliance requirements.

Talk to us before the term is up, not after. Most of our loans are 12 months with the ability to extend. Extensions aren't automatic — there's usually a fee and we want to see what happened and what the plan is now — but we'd rather work with a borrower who's honest about a delay than watch a file default over pride.

To quote a deal: the property address, purchase price (or current value if refinancing), estimated rehab (if applicable), and your rough plan and timeline. That's enough to give you a real answer. To close: purchase contract, ID, entity docs, valuation, insurance, title work, and the specific docs your loan type needs. We'll send a short checklist once we've talked.

Two reasons that actually matter. First — we're direct. Our capital, our decision, no broker chain adding fees or telling you to wait on someone above them. Second — the person underwriting your deal has spent his career in construction. When you tell us the roof needs replaced or the rehab budget is $65k, we know whether that number is real. Out-of-market corporate lenders don't. Send us the deal and we'll show you the difference.