ServicesHard Money Loans
Hard Money Loans in Hutto, TX
Our hard money loans lean on what the property is worth more than on your pay stubs. We lend to investors who buy, fix up, then sell or refinance. You see the valuation numbers we used, and every rehab draw comes with inspection photos.
When short-term investor financing makes sense
The property is the security on this loan. We start with two numbers: what the place is worth now and what it should be worth once the work is done. Then we look at you. Terms are measured in months, not decades. You pay it off by selling or by refinancing into a long-term home loan.
It fits when a bank won't move fast enough or won't lend on the property at all. Think of a house with no working kitchen, a failed roof, or a seller who wants a quick closing. It is not cheap money. Rates and fees run higher than a conventional loan, and we say so before you apply.
We have been NMLS licensed for 10 years, and every hard money file gets handled the same way. You get the value numbers, the budget we approved and the inspection report from each draw, so you always know where the money went.
What our hard money loans cover
- Purchase funding
- We lend toward the purchase based on the property's value, not just your tax returns. How much we cover depends on the deal and your experience.
- Rehab money held in draws
- Renovation funds sit in a draw account. You get them in stages as each phase of work is finished and checked.
- Documented draw inspections
- Each draw comes with dated photos of the completed work. You get copies, so you, your contractor and our loan officer are all looking at the same thing.
- After-renovation valuation
- We order a valuation that estimates the finished value. We walk you through the comparable sales it used and point out any we think are a stretch.
- Exit planning
- Before closing we talk through how you will pay the loan off, by sale or by refinance into a Conventional Loan or Bank Statement Loan. If the exit looks thin, we tell you plainly.
Signs a hard money loan is the right call
The property won't pass a bank appraisal
Missing systems, roof damage or a gutted interior can stop conventional financing cold. Hard money is built for properties in that shape.
The seller wants a quick closing
Auction buys and motivated sellers often won't wait on a bank. Hard money usually moves faster because we are judging the deal more than a stack of paperwork.
Your income is hard to document
If you flip for a living, your tax returns may not tell the whole story. Here the deal itself carries more weight.
You plan to sell or refinance within a year or two
These loans are meant to be short. If you want to hold a property long-term with no rehab, a conventional or bank statement loan will likely cost less.
You're building a rental that needs work first
Buy it, fix it up, rent it, then refinance into long-term money. Hard money covers the first two steps.
What sets the rate and fees on your loan
Expect to pay more than you would at a bank. The extra cost is mostly about risk. Before you commit, we put the rate, the points and each fee on paper. Here is what pushes those numbers up or down.
How much you borrow against value
The more of the purchase and rehab you ask us to cover, the higher the risk and the cost. A larger down payment usually earns better terms.
Your track record
Borrowers with finished flips or rentals behind them usually get better pricing than someone on a first deal. Closing statements and before-and-after records from past projects help.
Property condition and scope
A cosmetic refresh is a different risk than a full gut with structural work. Bigger scopes mean more draws and more inspections.
Term and extensions
A shorter term costs less overall. If the rehab runs long, an extension adds fees, so we build a realistic timeline with you from the start.
How a hard money loan works with us
- 1
Talk through the deal by phone
Tell us the address, the price, your rehab budget and your plan. We give you an honest read on whether it fits and a rate quote based on what you share.
- 2
Application and property review
You complete the loan application by phone, by video or at our office. We order the valuation, check title and go through your scope of work line by line. You get copies of what we found.
- 3
Closing
Before you sign, we go over the rate, points, fees, draw schedule and payoff date. Then the purchase funds and the rehab account are set up.
- 4
Draws as the work gets done
When a phase is finished, you request a draw. An inspector visits and takes pictures of the work, we send those to you, and funds go out for what is complete.
- 5
Payoff
You sell the property or refinance into long-term financing. We can handle that refinance too, working from the same file.
Hard money loan questions
Can I use a hard money loan to buy a place I'll live in?
Generally no. Hard money is for investment property: flips, rentals and properties that need work before they qualify for regular financing. If you are buying to live there, an FHA Loan, VA Loan or Conventional Loan is usually the better fit, and we can talk through those on the same call.
How fast can a hard money loan close?
Most of the time it closes sooner than a bank loan, since we are mainly judging the deal rather than years of paperwork. How long it actually takes hinges on when the valuation and title work come back. We keep you posted at each step and won't promise a date that's outside our control.
Will a low credit score keep me from getting a hard money loan?
Not always. We do pull your credit, but the score counts for less here than it would on a conventional loan. What weighs most is the property's value, how much cash you put down and how you plan to pay us back. We go over all of it when we pre-qualify you.
What happens if the rehab goes over budget?
Overruns generally come out of your pocket, so we review your budget line by line before closing. If a number looks low, we say so. The draw inspection reports also help you spot a contractor who is falling behind before it gets expensive.
Is a hard money loan the same as a bridge loan?
No. Hard money is for buying and fixing up an investment property. A Bridge Loan helps you buy your next place before your current one sells. We can tell you which one matches your situation.
Bring us the deal you're looking at
Tell us the price, the scope and your plan for a property in Hutto, Taylor, Round Rock or nearby. We'll pre-qualify you, give you a rate quote and start the loan application if the numbers work.