Texas hard money loans
Transactional Funding
We will fund 100% of the entire purchase price and closing costs, so our clients come to the table with no money down. We can turn your deal in 24 hours or less, and you only pay if your deal closes.
Rate
Flat transaction fee (see below)
Loan amount
Contact Cedar Top for current terms
Term
Short-term; same-day funding may be available
Last updated
What is transactional funding?
Transactional funding is same-day, short-term money that funds the first leg of a back-to-back (A-B-C) closing and is repaid the same day from your end buyer. It lets a wholesaler close the purchase from the seller and immediately resell to the buyer without using their own cash.
Terms snapshot
- Rate
- Flat transaction fee (see below)
- Points / origination
- 1.5% Fee or a minimum of $1,500 to be paid at closing
- Doc fee
- No upfront fees, you only pay if your deal closes
- Loan amount
- Contact Cedar Top for current terms
- Term
- Short-term; same-day funding may be available
- Max leverage
- 100% of the entire purchase price and closing costs
- Payments & fees
- 1.5% Fee or a minimum of $1,500 to be paid at closing · There are no upfront fees or any other fees if the transaction does not close
- Property types
- Single-family, Multi-family, Commercial (case-by-case)
- Owner-occupied
- Not eligible - investment / non-owner-occupied only
Sample A-B-C transaction
| A-B purchase price | $200,000 |
|---|---|
| B-C sale price | $230,000 |
| Funding provided | 100% of the A-B ($200,000) |
| Transactional funding fee | 1.5% ($3,000) - $1,500 minimum |
| Out of pocket at closing | $0 |
| Exit strategy | The B-to-C sale repays the funding the same day. |
Illustrative only. Not a quote or a commitment to lend.
How a deal usually moves
-
Share the deal
Send the A-B and B-C contracts, closing dates, and title company.
-
Review
We confirm the double-close structure and that end-buyer funds are ready.
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Coordinate with title
The title company sequences the A-B and B-C closings.
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Fund A-to-B
We fund 100% of the A-B purchase, same day where possible.
-
B-to-C closes
Your end buyer closes; our funds and fee are repaid at closing.
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.
- A-B purchase contract
- B-C sale contract
- Title company contact (handling both closings)
- Proof end-buyer funds are confirmed
- Entity documents
Common reasons a deal may not fit
- No end buyer / B-C contract in place
- End-buyer funds not confirmed
- Transaction not structured as a double close
- Property located outside Texas
- Title company unable to coordinate same-day closings
Transactional Funding Request
For A-B-C double closings with an end buyer in place. Send both contracts and your title company and we'll coordinate same-day funding where possible.
Transaction received
Thanks - we've received your transaction details and will follow up quickly. For same-day timing, call 817-984-3129.
Frequently asked questions
When is Transactional Funding Needed?
There are three common reasons. First, for non-assignable contracts such as MLS, bank-owned, and government properties. Second, to maximize wholesale markup without disclosing contract details. Third, to allow the seller to perceive the wholesaler as the end buyer or cash buyer.
What does it cost?
A 1.5% fee, or a minimum of $1,500, to be paid at closing. There are no upfront fees or any other fees if the transaction does not close.
Do you require the end buyer's funds to be ready?
Yes. The end buyer's funds must be at the title company, and disbursement of the buyer's funds must be authorized before the seller's funding.
Is Texas a wet funding state?
Yes. Texas is a wet funding state, which means loan funds are disbursed at closing when the documents are signed rather than days later. For a double close, that means the A-to-B purchase has to be funded with real money at the table; the title company cannot pass your end buyer's funds through to cover it. Transactional funding supplies that cash for the first leg and is repaid the same day when your B-to-C sale closes.
How is a transactional funding lender different from a hard money lender?
A transactional funding lender is repaid the same day from your end buyer's purchase, so there is a flat fee instead of an interest rate, no monthly payments, and no income or credit requirements. A hard money loan is held for months and priced with an interest rate and points. If your deal has a funded end buyer and closes back-to-back, transactional funding is the cheaper structure; if you need to hold or renovate the property, you want a hard money loan instead.
Fund your next transactional funding deal
Send us the property and the numbers. We underwrite in-house, so we can get back to you fast.