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. We fund flips, builds, bridge deals, land, and commercial property across Texas, and we underwrite every file in house.
- 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: fix and flip, new construction, bridge, transactional funding, raw land, and commercial.
Fix and Flip Loans
Rehab loans for Texas flips. We base our 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 can finance 100% of the construction budget, up to 90% loan to cost.
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, and industrial investment property, up to 75% loan to value.
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 and 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 |
| New Construction Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $1,000,000 | Loan term set by the length of the 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
Our team has worked Texas real estate since 1998: brokerage, commercial and agricultural banking, licensed agents, and 1031 exchange coordination. When you call, you reach the people who actually work your file.
Simplicity
Our loan process is handled in house. Because we review and underwrite files in house, there are fewer outside handoffs. Every deal is still subject to underwriting, collateral review, title review, documentation, and approval.
Common Sense
We are not a traditional lender. We underwrite and review every file without relying on automated systems, which lets us base a loan decision on a variety of real-world factors and variables.
Property Types
We lend on Texas investment property from single-family rentals and multifamily to commercial buildings and land, non-owner-occupied only.
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
Founded his first Texas brokerage in 1998. Works the deal side: the property, the numbers, and the exit.
Kody Fain
Co-Founder
Six years in commercial and agricultural banking, plus an MBA in Banking and Financial Institutions. Runs loan servicing and the land side of lending.
Keely Rawson
Loan Officer
The loan officer borrowers work with first: loan options, pricing, and the application, from first call to closing.
Stephanie Shaw
Transaction Coordinator
Licensed Texas real estate agent. Coordinates every transaction and handles 1031 exchange support.
FAQs
Common questions
What are your interest rates?
Rates start at 12% with an origination fee of 2% to 4%, depending on the program and the deal. Hard money is priced higher than a bank loan because it moves faster and is underwritten on the asset. Full numbers by program are on our rates and terms page.
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?
We can close in as little as 24 hours pending title work, subject to underwriting, documentation, and approval. Actual timing depends on the property, the title, and how complete your file is.
Do you do raw land, commercial, or new construction loans?
Yes. We have dedicated programs for raw land (up to 65% of market value), new construction, bridge, transactional funding, and commercial investment property across Texas.
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.