Texas hard money loans
Commercial Hard Money Loans
Hard money for Texas commercial property: retail centers, office buildings, and industrial. No credit minimums and no prepayment penalty.
Rate
Starting at 12%
Loan amount
$50,000 - $1,000,000
Term
6 to 12 month terms (with extension provisions)
Last updated
What is a commercial hard money loan?
A commercial hard money loan is short-term, asset-based financing for investment or income-producing commercial real estate. Approval is driven by the property and the deal rather than conventional bank underwriting, which lets investors close on a timeline banks cannot match.
Terms snapshot
- Rate
- Starting at 12%
- Points / origination
- Origination fee of 2% to 4%
- Doc fee
- $995 Document Fee
- Loan amount
- $50,000 - $1,000,000
- Term
- 6 to 12 month terms (with extension provisions)
- Max leverage
- Up to 75% Loan to Value
- Payments & fees
- Interest only payments · NO prepayment penalty
- Property types
- Retail centers, Office buildings, Industrial
- Owner-occupied
- Not eligible - investment / non-owner-occupied only
Sample commercial deal
| Purchase price | $700,000 |
|---|---|
| Property type | Multi-tenant retail |
| Requested loan amount | Up to ~$525,000 (max 75% LTV) |
| Term | 12 months + extension |
| Monthly interest estimate | Interest-only on the balance |
| Exit strategy | Stabilize occupancy, then refinance into a long-term commercial loan or sell. |
Illustrative only. Not a quote or a commitment to lend.
How a deal usually moves
-
Share the deal
Send the property, rent roll, leases, and your plan.
-
Underwriting review
We review leases, rent roll, condition, and exit feasibility.
-
Term sheet
Term sheet outlines leverage, rate, points, and term.
-
Title
Title and environmental considerations reviewed with your title company.
-
Close
Closing and funding.
Documents we may ask for
Every deal is different. Depending on the property and how it's structured, we may ask for more than this, sometimes a lot more.
- Executed purchase contract
- Entity formation documents
- Government-issued ID
- Rent roll
- Leases
- Stabilization / business plan
- Property condition / environmental information
- Title company contact
- Exit strategy
Common reasons a deal may not fit
- Owner-occupied / primary residence request
- Property located outside Texas
- Unresolved title issues
- Unsupported or unrealistic ARV
- Weak or undefined exit strategy
- Insufficient documentation
- Unsupported property type
- Unresolved environmental concerns
- Weak or unverifiable rent roll
Frequently asked questions
What commercial property types do you consider?
Retail centers, office buildings, and industrial investment property in Texas, non-owner-occupied scenarios.
Do I need to qualify or meet a credit minimum?
No credit minimums. Commercial review focuses on the rent roll, the leases, the property itself, and your stabilization or exit plan.
Do you consider environmental and title issues?
Yes. Environmental and title considerations are part of commercial underwriting and may affect feasibility.
Texas markets we serve
North Central & West Texas
Northeast & East Texas
Fund your next commercial deal
Send us the property and the numbers. We underwrite in-house, so we can get back to you fast.