Texas hard money loans
Fix & Flip Loans
Cedar Top specializes in speed, simplicity, and above everything else, transparency. We offer real estate fix and flip rehab investors competitive loan rates and transparent pricing.
Is this the right loan?
Best for
- Investors buying distressed property to renovate and resell
- Deals with a clear ARV supported by comparable sales
- Borrowers who want speed and in-house underwriting
Not for
- Primary residences or owner-occupied homes
- Properties outside Texas
- Deals with no realistic resale exit or unsupported ARV
Terms snapshot
- Rate
- Starting at 12%
- Points / origination
- Loan fee of 2 to 4 points
- Doc fee
- $995 Doc Fee
- Loan amount
- $50,000 - $1,000,000
- Term
- 6 month initial term with extension provision
- Max leverage
- Up to 75% of ARV · Up to 75% of ARV
- Property types
- Single-family, Multi-family, Commercial, Condo, Townhome
- Owner-occupied
- Not eligible - investment / non-owner-occupied only
What a flip can look like
| Purchase price | $180,000 |
|---|---|
| Rehab budget | $60,000 |
| ARV (after-repair value) | $320,000 |
| Estimated loan amount | Up to ~$240,000 (≤ 75% ARV) |
| Borrower cash to close | Down payment + points + fees + reserves |
| Monthly interest estimate | Interest-only on the outstanding balance |
| Exit strategy | Resell the renovated property, or refinance into a longer-term rental loan. |
Illustrative only. Not a quote or a commitment to lend.
How a deal usually moves
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Share the deal
Send the property, purchase price, rehab budget, ARV, and timeline.
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Underwriting review
We review the property, borrower profile, collateral, and Texas market fit.
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Term sheet
If it fits, you receive a term sheet outlining rate, points, leverage, and draw structure.
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Title
We coordinate with your title company on title review and closing documents.
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Close
Closing and initial funding for the purchase portion of the loan.
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Draws
Rehab funds release in draws as work is completed and inspected.
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
- Scope of work
- Itemized rehab budget
- Property photos
- Proof of insurance (builder’s risk / hazard)
- 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
Frequently asked questions
What is a Fix and Flip Loan?
Getting a loan to flip a house in Texas does not need to be difficult. Our borrower qualifications are much less stringent than most banks because we primarily base our rehab loans on property value for fix and flip funding. We regularly approve borrowers with imperfect credit and limited experience.
What is ARV?
ARV, or after repaired value, represents the current value plus the value added by any repairs, renovations, or addons.
Can I qualify if I have bad credit?
Yes. Hard money loans are focused on asset-based underwriting. This means that your credit score is less important than the financial worth of the property you are buying. Your experience is also important, but borrowers with bad credit can easily qualify for a hard money loan.
How quickly can you close?
We can close in as little as 24 hours pending title work.
Fund your next fix & flip deal
Send us the property and the numbers. We underwrite in-house, so we can get back to you fast.