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Texas Hard Money Lenders Compared
Published rates, terms, and closing speed for six Texas hard money lenders, quoted from each lender's own site as of August 2, 2026.
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How this comparison works, and who wrote it
We are Cedar Top Lending, one of the six lenders below, so read this page knowing who built the table. Every figure for every other lender is quoted from that lender's own website as of August 2, 2026, with the source page linked. Where a lender does not publish a number, the cell says "Not published" instead of a guess. Terms change; confirm current numbers with each lender before you commit.
Published terms, side by side
| Lender | Published rate | Published fees | Max leverage | Loan amounts | Advertised close | Notes |
|---|---|---|---|---|---|---|
| Cedar Top Lending That's us | From 12% | 2% to 4% origination, $995 doc fee | Up to 75% ARV (purchase + rehab) | $50K to $1M ($2.5M on land) | As little as 24 hours pending title | Texas only. In-house underwriting, no minimum credit score, no prepayment penalty. |
| Easy Street Capital | Starting at 8.90% | "0 point options"; $1,995 document fee (per site FAQ) | Up to 93% LTC / 75% ARV, 100% rehab | $75K to $5M+ | 24-hour closings advertised | Nationwide. 600 FICO minimum published. 6 to 18 month terms. |
| Longhorn Investments | Not published | Not published | Up to 75% ARV, up to 100% of cost | Not published | 3 to 5 business days | Multi-state. No W-2s or tax returns required; first-time investors encouraged. |
| Ternus Lending | Not published (fix and flip) | Not published (fix and flip) | Up to 100% financing, capped at 70% ARV | $50K to $500K | 24-hour potential with clear title | DFW-based. No appraisals or credit checks on fix and flip per site. |
| Matador Lending | Not published | Not published | Up to 90% of purchase + 100% of rehab | Not published | As little as 48 hours after full application | DFW-focused, lending since 2008. No minimum FICO per site. |
| Capital Fund 1 | Not published | Not published | Not published | Not published | "As little as 24 hours" per site | Quote-based pricing; site directs borrowers to call. Terms "typically 2 to 5 years". |
Figures quoted from each lender's linked page on August 2, 2026. "Not published" means the linked page shows no figure. Advertised starting rates and speeds are best-case; every lender, including us, underwrites each deal individually.
How to read this table honestly
Two of the six lenders publish a rate. Easy Street Capital's 8.90% start is lower than our 12% start, and if your file fits their 600 FICO minimum and your property fits a national underwriting box, they are worth a quote. Our answer to that is not to argue with their number. It is that we publish all of ours: rate, points, doc fee, leverage, and loan range are on our rates and terms page, so you know the whole cost before you call.
Where we win deals is the part of Texas the table cannot show. We lend in the small-town and rural North Central and West Texas markets that national lenders often decline, we underwrite in-house with no outside appraisal queue, and the same office handles 1031 exchanges and loan servicing. If your deal is a Fort Worth flip with clean comps, get three quotes including ours. If it is acreage outside Abilene with a tight closing, we are usually the ones who can actually close it.
Comparing Texas hard money lenders: FAQs
Which Texas hard money lender has the lowest advertised rate?
Of the lenders in this comparison, Easy Street Capital publishes the lowest starting rate at 8.90% on its EasyFix program, against our published start of 12%. Two things to weigh: advertised starting rates go to the strongest files and largest loans, and rate is only one line of the cost. Easy Street publishes a $1,995 document fee and a 600 FICO minimum; our doc fee is $995 and we have no minimum credit score. On a 5-month flip, the difference in total carry is usually smaller than the rate gap suggests. Run both through the numbers before deciding.
Why do most hard money lenders not publish their rates?
Most price each deal individually and want a phone call before quoting, which is why four of the six lenders in this table publish no rate at all. That is a legitimate business model, but it makes comparison shopping slow. When a lender will not publish numbers, ask for the full quote in writing: rate, origination points, document and processing fees, draw fees, extension fees, and any minimum interest. The unpublished fees are where quotes diverge.
What matters more than the interest rate on a fix and flip loan?
Three things usually cost or save you more than a point of rate: sizing (a loan sized on after-repair value that covers purchase and rehab means less cash in the deal), draw speed (slow rehab draws stall your contractor and stretch your carry), and certainty of close (a lender who misses your contract deadline costs you the deal). Rate matters, but on a short hold the total carry over the months you own the property is the number to compare.
Is a local Texas hard money lender better than a national one?
Neither is automatically better. National lenders often publish lower starting rates and lend larger amounts. A Texas lender underwriting in-house can usually move faster on unusual properties and knows the local market, including the small-town and rural markets national lenders often decline. If your property is in a major metro and your file is strong, get quotes from both. If it is rural acreage, a small-town property, or a tight timeline, the local lender is more likely to close it.
Get our quote in writing
Send us the property and the numbers. You will get rate, points, and fees for your specific deal, in writing, fast. Call 817-984-3129 or apply online.