Lending
Texas Hard Money & Private Money Loans
Private money for Texas real estate investors, underwritten in-house and funded fast.
Underwriting
In-house, funded fast
Closing
As little as 24 hours, pending title
Loans
Non-owner-occupied investment property
What hard money is
Hard money is short-term financing secured by real estate. Hard money loans are focused on asset-based underwriting, which means your credit score is less important than the financial worth of the property you are buying.
New to private lending? Read our guide to how hard money lending works in Texas.
When it makes sense
Our loan review process is handled in house, which can reduce handoffs compared with traditional bank financing. Every financing request is still subject to underwriting, collateral review, title review, documentation, and approval.
When it doesn't
When you can wait for conventional financing at a lower rate, or when the property is an owner-occupied home. Cedar Top Lending LLC focuses on Texas investment real estate and non-owner-occupied scenarios.
Loan programs
Pick a program to see terms, example scenarios, documents we may request, and FAQs.
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 moreRates & 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 |
Documents we may ask for
These are illustrative. Every property and financing request is different, so Cedar Top may request additional documentation after review.
- Executed purchase contract
- Entity formation documents
- Government-issued ID
- Scope of work and budget (rehab/construction)
- Property photos
- Proof of insurance
- Title company contact
- Exit strategy
For a fuller list, see the hard money loan documents checklist.
Underwriting factors
- Property value, condition, and Texas market fit
- After-repair value (ARV) supported by comparable sales
- Loan-to-value, loan-to-cost, and loan-to-ARV
- Borrower experience and entity standing
- Clarity and feasibility of the exit strategy
- Title and collateral review
For a full walkthrough, see what Cedar Top may review before funding.
Hard money FAQs
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.
Can I qualify if my credit is not perfect?
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, liquidity, and other borrower information, subject to underwriting.
What factors could affect my rate?
We look at both the borrower and the property on all of our loans. For the borrower we consider experience, income, liquidity, net worth, and credit score. For the property, we consider type of use, extent of renovation, and as-repaired value (ARV). However, as a private money lender we can be much more creative with each loan scenario in a way traditional lenders are not able to.
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 quickly can you close?
We can close in as little as 24 hours pending title work.
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.
How long does it take to get a draw?
We typically receive an inspection report within 48 hours and disperse the funds the following day.
Guides & articles
Plain-English explainers on how hard money works in Texas.
Bridge & Commercial
Bridge Loan Requirements for Texas Investors
Learn what Cedar Top may review for a Texas bridge loan, including the property, equity, timeline, documents, and a clear refinance or sale exit.
Fix & Flip
Fix and Flip Scope of Work Checklist
What a fix-and-flip scope of work and budget can include for a Texas hard money review - line-item work, costs, timeline, and how the scope ties to draws.
Bridge & Commercial
Commercial Hard Money Loan Requirements in Texas
Learn what Cedar Top may review for a Texas commercial hard money loan, including the property, income or value-add plan, equity, documents, and exit.
Texas hard money, funded in-house
We can close in as little as 24 hours pending title work.