1031 Exchanges
Save on the sale of your property
We provide qualified intermediary services for Section 1031 exchanges, reverse exchanges, and construction exchanges.
Customer-focused, Texas-based private money lender · Fort Worth
Texas Hard Money Loans & 1031 Exchange Services
We are real estate investors ourselves. Our team provides flexible funding options with all in-house staff and turn-key loan solutions for a variety of different transaction types.
- Texas based
- All in-house staff
- In-house underwriting
- Run by real estate investors
- Non-owner-occupied investment property
- Loan servicing & 1031 exchanges
Lending
We Are A Full Service Private Lending Company
Cedar Top Lending has a well-rounded team with a strong background in Residential, Commercial, and Industrial real estate projects throughout Texas. We can help you to be successful with your next project.
Fix & Flip Loans
Fix and flip hard money rehab loans for Texas investors. We base our rehab loans on property value, so borrower qualifications are much less stringent than most banks.
Learn moreNew Construction Loans
New construction hard money loans for Texas builders, on investment or non-homestead property only. We offer 100% construction financing to keep more money in your pocket.
Learn moreBridge Loans
Short-term hard money to purchase a Texas investment property that needs little to no rehab. Short term vacation rentals OK and hard money take-outs OK.
Learn moreTransactional Funding
Double close funding for Texas wholesalers, with no up-front fees. Same-day funding may be available, subject to a confirmed end buyer at title and documentation.
Learn moreRaw Land Loans
Hard money for Texas farm land, ranch land, or undeveloped land purchases. Raw land and rural areas are OK, and you can borrow up to 65% of market value.
Learn moreCommercial Hard Money Loans
Commercial hard money loans for Texas retail centers, office buildings, retail, and industrial property, reviewed with an asset-focused underwriting approach.
Learn moreSee the Texas markets we serve, from Fort Worth and Parker County out to Abilene and Midland.
Rates & terms
Our loan products
For non-owner-occupied investment property only. Here are the basics by program. See the full rates & terms.
| Program | Rate | Points / Origination | Loan amount | Term | Max leverage |
|---|---|---|---|---|---|
| Fix & Flip Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $1,000,000 | 6 month initial term with extension provision | Up to 75% of ARV · Up to 75% of ARV |
| New Construction Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $1,000,000 | Loan term tailored to length of project | Up to 70% Loan to Value · Up to 90% Loan to Cost |
| Bridge Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $1,000,000 | 6 to 12 month terms (with extension provisions) | Up to 75% Loan to Value |
| Transactional Funding | Flat transaction fee (see below) | 1.5% Fee or a minimum of $1,500 to be paid at closing | Contact Cedar Top for current terms | Short-term; same-day funding may be available | 100% of the entire purchase price and closing costs |
| Raw Land Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $2,500,000 | 6 to 24 month initial term | Borrow up to 65% of market value |
| Commercial Hard Money Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $1,000,000 | 6 to 12 month terms (with extension provisions) | Up to 75% Loan to Value |
Our loan process
Three steps to funding
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Apply Online
Fill out our simple application to request a review of your property and financing request.
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In-House Review
Our in-house team reviews the property, project plan, borrower profile, and exit strategy, subject to underwriting.
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Closing
When a financing request is approved, our team moves to closing, subject to title review, documentation, and approval.
Why work with us
Why Choose Us
Our Experienced Team
Cedar Top has a fully qualified and experienced staff who work as a team with each team member providing unsurpassed qualifications and customer service.
Simplicity
Our loan process is streamlined and handled in house. Because we review and underwrite files in house, there are fewer outside handoffs. Every financing request is still subject to underwriting, collateral review, title review, documentation, and approval.
Common Sense
We are not a traditional lender. We have agility and responsiveness on our side. We underwrite and review every file without relying on automated systems which allows us to base our loan decision on a variety of real world factors and variables.
Property Types
We offer commercial loans and purchase options for investment properties including rental homes, multifamily properties and commercial buildings.
1031 exchanges and loan servicing
Loan Servicing
Servicing for seller-financed notes
We are a full service loan servicing company for seller financed notes across Texas. We handle servicing for both large and small investors.
Meet our team
An experienced Texas team
Blaine Covington
Co-Founder
Blaine has worked in the real estate industry in Texas since 1998 when he founded his first real estate brokerage. With a deep understanding of a variety of real estate transactions, he provides our team with the ability to think outside the box and move in a fast, efficient, and effective manner.
Kody Fain
Co-Founder
Spending 6 years working in commercial and agricultural banking and lending has enabled Kody to bring a strong banking and finance background to our loan servicing and private money lending platform. Kody also earned an MBA in Banking and Financial Institutions from Sam Houston State University.
Keely Rawson
Loan Officer
Keely’s diverse background in business and early experience in real estate give her a unique edge in the market. Whether clients are seeking the best loan options, expert financial advice, or a streamlined mortgage process, Keely’s personalized guidance and unwavering support ensure a seamless experience.
Stephanie Shaw
Transaction Coordinator
Stephanie brings to our team an unmatched drive to provide top-notch customer service to each and every one of our valued customers and clients. As a licensed Texas Real Estate Agent, in addition to providing 1031 Exchange Services, she brings reliable customer service to our dedicated team.
FAQs
Common questions
What are your interest rates?
Hard money rates are higher than traditional bank loans. Since they are riskier, done faster, and require less underwriting, the rate is higher. A typical hard money loan will be 4% to 5% higher than traditional bank interest rates.
How does credit affect a hard money loan?
Hard money is asset-focused, so the property, project plan, borrower profile, and exit strategy can carry more weight than a credit score alone. Cedar Top may still review credit, experience, and liquidity, subject to underwriting. Credit is one factor, not the only one.
How quickly can you close?
Cedar Top reviews and funds in house, which can move faster than traditional financing. Actual timing depends on the property, title, and documentation, subject to underwriting and approval.
Do you do raw land, commercial, or new construction loans?
Yes. As a private money lender with experience in many facets of the real estate industry, we are able to offer loan types and structures which fit many types of investment properties.
What is the maximum loan to value of your loans?
In most cases the loan amount must not exceed 75% of the after repaired value.
How does your draw process work?
The rehab portion of your loan is placed into an escrow account at the time of funding. Once the construction improvements have been completed, an inspection will be done on the property and the draw will be released.
Get Your Texas Investment Property Reviewed
Looking for a hard money loan? Fill out our short application and we will follow up. Cedar Top reviews the property, project plan, borrower profile, and exit strategy before determining whether a financing request fits.