Hard Money Lenders in Cypress, TX | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inCypress, Texas

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Cypress investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Cypress deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, August 2026

Price a Cypress deal right now

Prefilled with a realistic Cypress deal. Change any number and it reprices on the programs that lend in Texas, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

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 48-50 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 Cypress deal looks like on paper

Cypress example: $220,000 purchase, $75,000 rehab, $400,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$262,000
Cash to close$47,321
Proof of funds to show$78,503
Where the $47,321 goes
  • Down payment (15% of the purchase)You$33,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,620
  • Title and closingTitle$3,630
  • Prepaid interest (15 days)Lender$729
  • Property insuranceInsurer$2,803
  • AppraisalAppraiser$550

Interest while you rehab: $1,479 a month on the $187,000 funded at closing, $2,072 once every draw is out. Proof of funds is cash to close plus $18,750 of rehab reserve and $12,432 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Cypress

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
New Investor Program12.5% of purchase700+First flip OK9.75%1%75% of ARV12 months72 hours
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What a real Cypress deal looked like

Purchase$220,000
+
Rehab budget$75,000
→
After repair value$400,000

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.

Where Cypress prices sit right now

Before we price a Cypress flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

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 48-49.

Days on market, Cypress48-50 days
Days on market, Houston single familyabout 52 days
Median sale price, 77433about $429,000
Median sale price, 77429about $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 typical Cypress flip looks like

A typical Cypress dealRange
Purchase price$220,000 to $230,000
After repair value$360,000 to $430,000
Most common loan typeFix & Flip

The range that is common 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.

What happens after you apply

Apply once and the whole Cypress loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Cypress

Fix and flip

0%down on a first flip, purchase plus rehab under 70% of ARV
Rates
from 8.99% at 760+ credit
Max loan
up to 75% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Texas →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Texas →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in 5-14 days
Good for
auction buys, off-market deals and 1031 timing
Purchase-only loans in Texas →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Texas →

Where we lend in Cypress

We broker deals across the whole Cypress market. The submarkets investors ask us about most are Bridgeland (77433), Towne Lake (77433), Fairfield (77433), Coles Crossing (77429) and Longwood (77429).

How long does a Cypress loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Texas, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Cypress hard money FAQ

Do you lend hard money in Cypress?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Cypress scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Texas, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Cypress?
As of October 2026: Best Rate (15% down, from 8.99%); New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% down, from 9.99%); Best Value (5% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); Lowest Down (100% financing) (100% financing when purchase plus rehab fits under 70% of ARV, closing costs rolled in when there's room, from 11.50%); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Cypress hard money loan close?
As little as 72 hours. Most Cypress fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Cypress flip?
The worked example on this page is a $220,000 Cypress purchase with a $75,000 rehab and a $400,000 after repair value at 700 credit, first flip: $33,000 down (15% of the purchase) and $47,321 total cash to close, with $78,503 of proof of funds to show the lender. The lowest down payment for a first flip in Cypress is 0% down (100% financing) at 11.50% with no credit minimum, when purchase plus rehab fits under 70% of ARV, with the closing costs rolled into the loan when the whole loan stays under the cap, so a deal with the room brings no cash to closing. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Cypress?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Cypress fix and flip loan?
One Cypress program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 660, 700 and 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Cypress flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Cypress flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
How do MUD districts affect a Cypress flip?
A municipal utility district levies its own tax on top of county and school taxes, and rates vary meaningfully between neighboring districts in Cypress. It does not change your loan, but it changes your buyer monthly payment and therefore who can qualify for your finished house. Pull the MUD rate off the tax record during diligence and build it into the resale assumption.
Will an HOA hold up my Cypress rehab?
It can, on the exterior. The master-planned communities here run architectural review committees that approve changes to elevation, roofline, paint and fencing before work starts, and approval can take weeks. Interior work is generally unaffected. Submit exterior plans the day you close rather than when you reach that phase, and build the review window into your draw schedule.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Cypress: Houston and Spring. More Texas city guides: Arlington, Austin, Corpus Christi, Dallas, El Paso, Fort Worth, Frisco, Katy, Lubbock, McKinney, Plano, San Antonio and The Woodlands. Or see everything we fund in Texas.

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