Lending # Texas Hard Money & Private Money Loans Private money lending for Texas real estate investors. We underwrite every transaction in-house, allowing us to close deals for our customers quickly. [Apply Now](https://cedartoplending.com/apply/) [Rates & Terms](https://cedartoplending.com/hard-money-loans/rates-and-terms/) Underwriting In-house, funded fast Closing As little as 24 hours, pending title Loans Non-owner-occupied investment property Last updated September 9, 2026 ## What hard money is Hard money, also called private money, is short-term financing secured by real estate and underwritten on the asset: the value of the property and the strength of your plan matter more than your credit score or W-2. A private money lender funds these loans with private capital instead of bank deposits, which is how a closing happens in days rather than weeks or months a commercial bank takes. New to private lending? Read our guide to [how hard money lending works in Texas](https://cedartoplending.com/blog/what-is-hard-money-lending-texas/). ## When Hard Money Makes Sense When your investment acquisition timeline cannot wait for a traditional bank: an auction or estate purchase that has to close in days, a rehab where the loan needs to be sized on the after-repair value instead of the purchase price, or a bridge while you sell or refinance another property. Our [hard money vs. bank loan comparison](https://cedartoplending.com/hard-money-loans/vs-bank-loan/) lays out cost, speed, and paperwork side by side. Pros and cons of each. ## When Hard Money Doesn't Make Sense When you can wait for conventional financing at a lower rate, or when the property is an owner-occupied home and not investment property. Cedar Top Lending LLC focuses on Texas investment real estate and non-owner-occupied scenarios. ## How to choose a private money lender When choosing a private money lender for real estate investment loans, there are several key factors to consider beyond just published rates and fees. First and foremost, it's crucial to determine if they actually lend their own capital or act as a broker who packages deals and shops them around to various lenders. The direct lender is the one underwriting your loan and making the final lending decision so it's always best to go directly to the source. Cedar Top's experience working with investors throughout Texas makes us one of the best private money lending options available for investors looking to secure a loan quickly while maintaining control over their investment portfolio. Our published numbers are on the [rates and terms page](https://cedartoplending.com/hard-money-loans/rates-and-terms/), and our [Texas hard money lenders compared](https://cedartoplending.com/hard-money-loans/texas-hard-money-lenders-compared/) table puts them next to five other lenders' published terms. ### Questions to ask before you borrow We hear these every week. Any lender should be able to answer these without hesitation: - What is the rate, and how many points do you charge? - What fees do I pay and when? - How much will you lend on this property: LTV, loan to cost, or a percentage of ARV? - Is there a prepayment penalty? (Ours have none.) - How fast can you close, and what does title need first? - Who underwrites the loan and who makes the final call? - If there is a rehab budget, how do draws work and how long do inspections typically take? Vague answers to direct questions are your signal to keep looking. ### Broker or direct lender A broker packages your deal and shops it to other lenders and typically charges extra points which is ultimately paid for by the borrower. A direct lender reviews the loan request and funds it with its own capital. Both can get a deal closed, but with a broker the final rate, terms, and timeline belong to whoever ends up holding the note and underwriting the loan plus a broker fee usually sits on top. Cedar Top is a direct lender with in-house underwriting - no brokers here. ## Loan programs Pick a program to see terms, example scenarios, documents we may request, and FAQs. [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 more](https://cedartoplending.com/hard-money-loans/fix-and-flip/) [New 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 more](https://cedartoplending.com/hard-money-loans/new-construction/) [Bridge 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 more](https://cedartoplending.com/hard-money-loans/bridge-loans/) [Transactional 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 more](https://cedartoplending.com/hard-money-loans/transactional-funding/) [Land 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 more](https://cedartoplending.com/hard-money-loans/land-and-ranch/) [Commercial 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 more](https://cedartoplending.com/hard-money-loans/commercial/) We fund these programs across Texas from our Fort Worth office. See the [towns and counties where we are most active](https://cedartoplending.com/service-areas/). ## Rates & terms Program Rate Points / Origination Loan amount Term Max leverage [Fix and Flip Loans](https://cedartoplending.com/hard-money-loans/fix-and-flip/) [Learn more →](https://cedartoplending.com/hard-money-loans/fix-and-flip/) 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](https://cedartoplending.com/hard-money-loans/new-construction/) [Learn more →](https://cedartoplending.com/hard-money-loans/new-construction/) 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](https://cedartoplending.com/hard-money-loans/bridge-loans/) [Learn more →](https://cedartoplending.com/hard-money-loans/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](https://cedartoplending.com/hard-money-loans/transactional-funding/) [Learn more →](https://cedartoplending.com/hard-money-loans/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](https://cedartoplending.com/hard-money-loans/land-and-ranch/) [Learn more →](https://cedartoplending.com/hard-money-loans/land-and-ranch/) 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](https://cedartoplending.com/hard-money-loans/commercial/) [Learn more →](https://cedartoplending.com/hard-money-loans/commercial/) 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 [Full rates & terms detail](https://cedartoplending.com/hard-money-loans/rates-and-terms/) ## How the loan process works Six steps from first contact to funded loan, and most of the work in the middle is ours, not yours. 1. **Apply online.** Fill out our contact form with your loan request details: property details, purchase price, along with your timeline and investment plans. 2. **Review.** We review each transaction personally. Our comprehensive approach enables us to make lending decisions quickly and efficiently. 3. **Term sheet.** If your deal fits our lending program, you will receive a term sheet stating rate, points, terms, and loan structure. 4. **Title.** We coordinate title review and closing documents directly with your title company. 5. **Close.** Once title work is approved and clear and all documents are signed, we proceed to the funding process. 6. **Draws, if your loan structure has them.** Rehab or construction funds sit in escrow and will be released as your property improvements pass inspection. We typically have the inspection report within 48 hours and disburse the next day. ## Documents we may ask for The usual list. Some loan programs require one or two more items which will be requested as needed. - 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 full list, see our [hard money loan documents checklist](https://cedartoplending.com/blog/hard-money-loan-documents-checklist-texas/). ## 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 we look at before funding](https://cedartoplending.com/blog/hard-money-loan-requirements-texas/). ## Hard money FAQs ### Is private money the same as hard money? At Cedar Top, yes. Both terms mean a loan underwritten on the property instead of your W-2, funded by a private lender rather than a bank. Some people use "private money" for money from an individual and "hard money" for a lending company, but in Texas the terms are used interchangeably. Our programs, rates, and process are the same whichever term you use. ### 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 value and less on the borrower's credit profile. Full details by loan program are shown on our rates and terms page. ### Can I qualify if my credit is not perfect? Usually, yes. We lend on the property and your investment plan first. There is no minimum credit score, though we do look at credit, experience, and cash on hand as part of the picture. ### 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). ### 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? As little as 24 hours once title is clear. In practice the clock is set by title and by how complete your paperwork is. ### How does your draw process work? The rehab portion of your loan is placed into an escrow account at the time of funding. After each stage of work passes inspection, that draw is released. We typically receive an inspection report within 48 hours and disburse the funds the following day. The full walkthrough is on our draw process page. ### How much does a private money lender charge? At Cedar Top, rates start at 12% with an origination fee of 2% to 4% and a $995 document fee. Payments are interest only and there is no prepayment penalty. Transactional funding is priced differently: a flat 1.5% fee with a $1,500 minimum, and you only pay if your deal closes. Any private lender should hand you numbers like these before you apply. ### How do I know a private money lender is legitimate? A legitimate private money lender puts its terms in writing and closes through a title company. Before you commit you should have a term sheet stating rate, points, fees, leverage, and term, and funds should move through a Texas title company at closing, never by wire to an individual. We publish our rates and terms, and every Cedar Top loan closes through title. ### Do private money lenders make personal loans? We do not. Cedar Top makes business-purpose loans secured by non-owner-occupied Texas investment property. We do not lend on primary residences and we do not make consumer or personal loans. If you need a consumer loan, a private money lender is the wrong tool. ### Is private money lending risky? For a borrower, the main risk is the exit. Private money is short term, so if the sale or refinance that pays off the loan slips, the carrying cost adds up fast. That is why we underwrite the exit strategy as much as we underwrite the property. For people who lend their own money, most of the risk lives in the back office: payment tracking, escrow, and reporting, which is the work our loan servicing team handles for Texas note holders. Terms you will run into along the way, from ARV to points, are defined in the [private money loan glossary](https://cedartoplending.com/resources/private-money-loan-glossary/). ## Guides & articles Plain-English explainers on how hard money works in Texas. [Loan Servicing Owner Finance Note Servicing in Texas: What a Servicer Does What a Texas note servicer does each month, what servicing costs, which Texas and federal rules apply to a seller-financed note, and how to vet a servicer. Sep 2, 2026](https://cedartoplending.com/blog/owner-finance-note-servicing-texas/) [Land & Ranch Owner Financed Land in Texas: How Sellers Structure the Note How a Texas owner-financed land sale is papered (deed, note, deed of trust), what the note must spell out, seller diligence, and when to use a servicer. Sep 2, 2026](https://cedartoplending.com/blog/owner-financed-land-texas/) [Land & Ranch Texas Land Loan Rates: What a Private Land Loan Costs What a Cedar Top Texas land loan costs: rates from 12%, 2% to 4% origination, a $995 doc fee, a worked carry example, and how bank and Farm Credit loans differ. Sep 2, 2026](https://cedartoplending.com/blog/texas-land-loan-rates/) [Visit the blog](https://cedartoplending.com/blog/) ## Texas hard money, funded in-house Six programs, one team. We underwrite every transaction in-house, and we look forward to working with you on your next Texas investment property. [Apply Now](https://cedartoplending.com/apply/) [Get a Quote](https://cedartoplending.com/contact/) [Call 817-984-3129](tel:+18179843129) --- Canonical URL: https://cedartoplending.com/hard-money-loans/