Texas hard money loans
Transactional Funding
We will fund 100% of your entire purchase price and closing costs, so you come to the table with no money down. We can turn your loan around 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 your back-to-back (A-B-C) closing and is repaid the same day from your end buyer. It lets you close the purchase from the seller and immediately resell to your buyer without using your 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
Example Transactional Funding Loan
| 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 | Your B-to-C sale repays the funding the same day. |
Illustrative only. Not a quote or a commitment to lend.
How funding works
-
Apply online
Fill out our contact form with your A-B and B-C contracts, closing dates, and title company.
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Review
We confirm your double-close structure and that your end-buyer funds are ready.
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Title
Your title company sequences the A-B and B-C closings.
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Fund A-to-B
We fund 100% of your A-B purchase, same day where possible.
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B-to-C closes
Your end buyer closes, and our funds and fee are repaid at closing.
Documents Required
The usual list. Some loan programs require one or two more items which will be requested as needed.
- A-B purchase contract
- B-C sale contract
- Title company contact (handling both closings)
- Proof end-buyer funds are confirmed
- Entity documents
What we can't fund
- No end buyer / B-C contract in place
- End-buyer funds not confirmed
- Transaction not structured as a double close
- 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 your wholesale markup without disclosing contract details. Third, to allow the seller to see you as the end buyer or cash buyer.
What does it cost?
A 1.5% fee, or a minimum of $1,500, paid at closing. There are no upfront fees and no other fees if your transaction does not close.
Do you require the end buyer's funds to be ready?
Yes. Your 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 your 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 you pay a flat fee instead of an interest rate and make no monthly payments. 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.
Apply for Texas Transactional Funding
We underwrite every loan in-house. Fill out our short application or call us - we look forward to working with you on your next Texas investment property.