1031 Exchanges
Defer taxes on the sale of your property
We can facilitate forward, reverse, and construction 1031 exchanges, and we can lend on your replacement property too.
Texas Hard Money Loans
Private Hard Money Lender in Texas - Land, Residential, Commercial
Land is our sweet spot. We lend on raw land and acreage deals that most lenders will not touch; we also do residential and commercial flips, new builds, and bridge loans throughout Texas. We've been in Texas real estate since 1998 with experience across all aspects of the market.
Lending Platform
- Loans up to 65% of market value
- Rates starting at 12%
- In-house underwriting
- Texas based
- In-house underwriting
- Run by real estate investors
- Loan servicing & 1031 exchanges
Lending
A Texas private lender, run by investors
Six programs, one team: fix and flip, new construction, bridge, transactional funding, land and ranch, and commercial. Based in Fort Worth.
Fix and Flip Loans
Fix and flip loans for Texas investors. We lend on the property and your investment plan, so we can fund borrowers that a traditional bank would turn down over credit or income.
Learn moreNew Construction Loans
New construction hard money loans for Texas builders, on investment or non-homestead property only. We finance up to 100% of your construction budget, up to 90% loan to cost.
Learn moreBridge Loans
Short-term hard money for a Texas investment property that needs little to no rehab. Short term vacation rentals and hard money take-outs are both OK.
Learn moreTransactional Funding
Double close funding for Texas wholesalers, with no up-front fees. Same-day funding once you have a confirmed end buyer at title and your documentation is ready.
Learn moreLand and Ranch Loans
Hard money for your Texas farm land, ranch land, or undeveloped land purchase. 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 your Texas retail center, office building, or industrial investment property, up to 75% loan to value.
Learn moreTexas markets we serve, from Fort Worth and Parker County west to Abilene and Midland.
Rates & terms
Texas hard money loan programs
Rates and Terms overview. Investment property only.
| 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 ยท 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 |
| Land and Ranch Loans | Starting at 12% | Origination fee of 2% to 4% | $50,000 - $10,000,000 | 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
The property, your plans, and what loan amount you are requesting.
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In-House Review
We underwrite the deal in-house quickly. No outside underwriter, no third-party appraisal to wait on.
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Closing
Once title is clear and the documents are signed, we can fund in as little as 24 hours.
Why Cedar Top
Why Cedar Top
Experienced Team
We have worked in Texas real estate since 1998: brokerage, commercial and agricultural banking, investments, owner finance, loans, lending, developments - we've done it all.
Simplicity
Our team handles your transaction from application to funding. No committee, no outside underwriter, no waiting on a third-party appraisal.
Common Sense
We are not a bank. If the property purchase price and your plan make sense, we can usually find a way to fund your loan. We're creative and that's our specialty!
Property Types
Raw land, ranch tracts, single-family flips and rentals, multifamily, new construction, and commercial buildings. We specialize in Texas and can fund non-owner occupied investment properties only.
1031 exchanges and loan servicing
Loan Servicing
Servicing for seller-financed notes
We collect payments, handle escrow, and handle monthly account statements on your seller-financed notes across Texas. One note or a portfolio - we are happy to give you a quote.
Meet our team
Cedar Top's experienced Texas team
Blaine Covington
Co-Founder
Founded his first Texas real estate brokerage in 1998. He 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 Investor Questions
What are your interest rates?
Rates start at 12% with 2 to 4 points, depending on the program and your deal structure. Our program details and terms by program are on our rates and terms page.
How does credit affect a hard money loan?
Less than at a bank. We lend on the property and your investment plan first and foremost. There is no minimum credit score, though we do look at credit, past investment experience, and a borrower's cash on hand as part of the picture.
How quickly can Cedar Top close?
We can close your loan in as little as 24 hours once title work is complete. In practice the clock is set by the title company and by how far along you are in the planning process.
Do you do raw land, commercial, or new construction loans?
Yes, all three. Land and ranch up to 65% of market value, ground-up construction, bridge, transactional funding, and commercial investment property, anywhere in Texas.
What is the maximum loan to value of your loans?
Up to 75% of the after-repair value on most programs, and up to 65% of market value on Texas raw land loans. We do have other programs available for higher LTV on ranch and land loans - contact us for more details.
How does your draw process work?
The rehab money goes into escrow at funding. Finish a stage of your construction process, we send out an inspector, and the draw is released once the inspection clears. More details are on our draw process page.
Get a quick answer on your Texas Investment Loan
Land, ranch, flip, or new construction - if the numbers work we look forward to working with you on your next Texas real estate investment project.