Texas-based private money lender · Fort Worth # Texas Hard Money Loans We are real estate investors ourselves. We fund flips, builds, bridge deals, land, and commercial property across Texas, and we underwrite every file in house. [Apply Now](https://cedartoplending.com/apply/) [Get a Quote](https://cedartoplending.com/contact/) Lending platform - Rates starting at 12% - Up to 75% of ARV - In-house underwriting [See full rates & terms](https://cedartoplending.com/hard-money-loans/rates-and-terms/) - Texas based - In-house underwriting - Run by real estate investors - Loan servicing & 1031 exchanges Lending ## A Texas private lender, run by investors Our team has funded residential, commercial, and land deals across Texas: fix and flip, new construction, bridge, transactional funding, raw land, and commercial. [Fix and Flip Loans Rehab loans for Texas flips. We lend on the property, so we can approve borrowers most banks 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 can finance 100% of the construction budget, up to 90% loan to cost. Learn more](https://cedartoplending.com/hard-money-loans/new-construction/) [Bridge Loans Short-term hard money to purchase a Texas investment property that needs little to no rehab. Short term vacation rentals OK and hard money take-outs 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 may be available, subject to a confirmed end buyer at title and documentation. Learn more](https://cedartoplending.com/hard-money-loans/transactional-funding/) [Raw Land Loans Hard money for Texas farm land, ranch land, or undeveloped land purchases. 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/raw-land/) [Commercial Hard Money Loans Commercial hard money loans for Texas retail centers, office buildings, and industrial investment property, up to 75% loan to value. Learn more](https://cedartoplending.com/hard-money-loans/commercial/) [See the Texas markets we serve](https://cedartoplending.com/service-areas/), from Fort Worth and Parker County out to Abilene and Midland. Rates & terms ## Texas hard money loan programs For non-owner-occupied investment property only. Here are the basics by program. See the full [rates & terms](https://cedartoplending.com/hard-money-loans/rates-and-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 · 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 [Raw Land Loans](https://cedartoplending.com/hard-money-loans/raw-land/) [Learn more →](https://cedartoplending.com/hard-money-loans/raw-land/) Starting at 12% Origination fee of 2% to 4% $50,000 - $2,500,000 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 [**Starting at 12%**Origination fee of 2% to 4%Up to 75% of ARVFull rates & terms by program →](https://cedartoplending.com/hard-money-loans/rates-and-terms/) Our loan process ## Three steps to funding 1. 1 ### Apply Online Fill out our simple application to request a review of your property and financing request. 2. 2 ### In-House Review Our in-house team reviews the property, project plan, borrower profile, and exit strategy, subject to underwriting. 3. 3 ### Closing When a financing request is approved, our team moves to closing, subject to title review, documentation, and approval. [Apply Now](https://cedartoplending.com/apply/) Why Cedar Top ## Why Cedar Top ### Our Experienced Team Our team has worked Texas real estate since 1998: brokerage, commercial and agricultural banking, licensed agents, and 1031 exchange coordination. When you call, you reach the people who actually work your file. ### Simplicity Our loan process is handled in house. Because we review and underwrite files in house, there are fewer outside handoffs. Every deal is still subject to underwriting, collateral review, title review, documentation, and approval. ### Common Sense We are not a traditional lender. We underwrite and review every file without relying on automated systems, which lets us base a loan decision on the real-world factors of your deal. ### Property Types We lend on Texas investment property from single-family rentals and multifamily to commercial buildings and land, non-owner-occupied only. ## 1031 exchanges and loan servicing 1031 Exchanges ### Save on the sale of your property We provide qualified intermediary services for Section 1031 exchanges, reverse exchanges, and construction exchanges. [1031 Exchange Services](https://cedartoplending.com/1031-exchange/) Loan Servicing ### Servicing for seller-financed notes We service seller financed notes across Texas, for both large and small investors. [Loan Servicing](https://cedartoplending.com/loan-servicing/) Meet our team ## An experienced Texas team ![Blaine Covington](https://cedartoplending.com/images/team/blaine.webp) ### Blaine Covington Co-Founder Founded his first Texas brokerage in 1998. Works the deal side: the property, the numbers, and the exit. ![Kody Fain](https://cedartoplending.com/images/team/kody.webp) ### Kody Fain Co-Founder Six years in commercial and agricultural banking, plus an MBA in Banking and Financial Institutions. Runs loan servicing and the land side of lending. ![Keely Rawson](https://cedartoplending.com/images/team/keely.webp) ### Keely Rawson Loan Officer The loan officer borrowers work with first: loan options, pricing, and the application, from first call to closing. ![Stephanie Shaw](https://cedartoplending.com/images/team/stephanie.webp) ### Stephanie Shaw Transaction Coordinator Licensed Texas real estate agent. Coordinates every transaction and handles 1031 exchange support. [Meet the full team](https://cedartoplending.com/team/) FAQs ## Common questions 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. Full numbers by program are on our rates and terms page. How does credit affect a hard money loan? Hard money is asset-focused, so the property, project plan, borrower profile, and exit strategy can carry more weight than a credit score alone. Cedar Top may still review credit, experience, and liquidity, subject to underwriting. Credit is one factor, not the only one. How quickly can you close? We can close in as little as 24 hours pending title work, subject to underwriting, documentation, and approval. Actual timing depends on the property, the title, and how complete your file is. Do you do raw land, commercial, or new construction loans? Yes. We have dedicated programs for raw land (up to 65% of market value), new construction, bridge, transactional funding, and commercial investment property across Texas. 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 does your draw process work? The rehab portion of your loan is placed into an escrow account at the time of funding. Once the construction improvements have been completed, an inspection will be done on the property and the draw will be released. ## Get a straight answer on your Texas deal Fill out our short application and we will follow up. Cedar Top reviews the property, project plan, borrower profile, and exit strategy before determining whether a financing request fits. [Apply Now](https://cedartoplending.com/apply/) [Get a Quote](https://cedartoplending.com/contact/) [Call 817-984-3129](tel:+18179843129) --- Canonical URL: https://cedartoplending.com/