Broker, not a lenderHard Money Lenders inCypress, Texas
Fix and flip, bridge, DSCR and new construction financing for Cypress investors. We do not lend our own money, we shop your deal across a 350+ lender network and come back with real terms you can compare on total cost.
What you get working with us
Financing a deal in Cypress
Cypress is one of the cleaner flip markets in the Houston area, and that is not a slogan, it is what the comps do. Homes move in roughly 48 to 50 days, a shade faster than the Houston single family average of about 52, and the higher end of the market carries a real premium: the median sale price in 77433 runs near 429 thousand against about 372 thousand in 77429. Buyers want to be here, which is the part that matters when you are underwriting an exit.
The reason there is steady flip supply out here is worth understanding, because it tells you where to look. A lot of these subdivisions were developed years ago and then simply held. Original owners stayed put, or the house passed down inside a family, and nothing was updated the whole time. Those properties are structurally sound and sitting in neighborhoods buyers actively want, they are just twenty or thirty years behind the finish level of the street. That is close to an ideal flip: the demand is already proven by the comps, and the work is bringing a dated house up to what the block already supports rather than betting on a neighborhood turning around.
What a real Cypress deal looked like
Bought at 220 thousand with a 75 thousand dollar rehab budget against a 400 thousand dollar after repair value. Total cost in at 295, which leaves real room between the finished number and what the work costs. That shape is typical of what actually funds in Cypress, and it is why the deals here tend to be clean: the spread is wide enough that a soft appraisal does not immediately wipe out the margin.
What the Cypress comps say
Our own pull of sold comps near the subject property, last 200 days: 36 sales, averaging 352,638 dollars and a median of 343,500. Average days on market came back at 48 to 49.
| Days on market, Cypress | 48 to 50 days |
| Days on market, Houston single family | about 52 days |
| Median sale price, 77433 | about $429,000 |
| Median sale price, 77429 | about $372,000 |
Sources: Houston Association of Realtors MLS reports · Texas A&M Real Estate Research Center, Houston Cypress South · Redfin, 77433 housing market
How a Cypress file actually gets priced
Cypress deals underwrite cleanly on the property and get held up by the paperwork around it. The housing stock is newer, so the scope is usually cosmetic to moderate and the inspection comes back short. What slows the file is the layer on top: municipal utility district disclosure, HOA transfer and resale certificates, and in the master-planned sections an architectural review that has to sign off before any exterior work starts.
MUD tax rates are the line investors forget. Cypress sits across a patchwork of municipal utility districts, and the rate difference between two neighboring districts can move a buyer monthly payment by a couple hundred dollars. That changes who can qualify for your finished house. Pull the MUD rate off the tax record during diligence and work it into your resale assumption, not just your carry.
Who buys your finished Cypress deal
The Cypress exit is a retail buyer using conventional financing, which means the appraisal has to support your number a second time on the way out. Because purchase prices start higher here than in Houston proper, your margin is a smaller percentage of a bigger number, and a twenty thousand dollar miss on the ARV eats a larger share of the profit than the same miss on a two hundred thousand dollar Houston flip.
What a Cypress deal looks like
| On our closed Cypress deals | Range |
|---|---|
| Purchase price | $220,000 – $230,000 |
| After repair value | $360,000 – $430,000 |
| Most common loan type | Fix & Flip |
The range we actually see on Cypress deals, as of August 2026. Bring us something outside it and we will still price it, the range is what is common here, not a cap.
Price a Cypress deal right now
Prefilled with a typical Cypress deal. Change any number and it reprices instantly, using the same engine behind our term sheets.
What we fund in Cypress
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Cypress, and the large majority of what we close here.
DSCR Rental
Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.
Bridge & Purchase Only
For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Cypress
We broker deals across the whole Cypress market. These are submarkets we see most often:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it, not all 350 at once.
Real terms back
Rate, points, leverage and cash to close side by side, so you can compare on total cost.
Close
7 to 10 days typical. We stay on title and the lender through funding.
Cypress hard money FAQ
Do you lend hard money in Cypress?
How fast can a Cypress hard money loan close?
How much do I need to bring to close on a Cypress flip?
Do you fund the rehab budget in Cypress?
What credit score do I need for a Cypress fix and flip loan?
Can I refinance a Cypress flip into a rental loan?
How do MUD districts affect a Cypress flip?
Will an HOA hold up my Cypress rehab?
Before you sign anything
Ready to fund your Cypress deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.