Hard Money Lenders in Dallas, TX | Fix & Flip Loans | Capital Kings
Broker, not a lender

Hard Money Lenders inDallas, Texas

Fix and flip, bridge, DSCR and new construction financing for Dallas 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.

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Reviewed by Micah Foster, Founder & Mortgage Broker · August 2026
How we work

What you get working with us

350+
Lenders we shop your deal across
7–10
Days to close, typical
100%
Of rehab funded, released in draws
8.99%
Rates from
The market

Financing a deal in Dallas

Dallas is a smaller part of our book than Houston, and the mix is different: more of the scenarios that come to us out of DFW are rental and DSCR plays rather than flips, and the price points run higher on both ends. We are straight about that rather than pretending the footprint is the same.

Dallas rewards precision on the exit more than Houston does. The gap between a Lakewood rehab and a South Dallas rehab is not just price, it is buyer type, days on market, and whether a DSCR refinance is realistically available at the end. Because the spread between purchase and finished value runs wider here, lenders scrutinize the ARV harder, and an aggressive number is the most common reason a DFW file gets repriced late. We would rather set a conservative ARV on day one and hold it.

Underwriting

How a Dallas file actually gets priced

DFW files draw more scrutiny on the ARV than Houston files do, because the spread between purchase and finished value tends to run wider here and lenders know it. An aggressive number is the most common reason a Dallas file gets repriced at the eleventh hour. We would rather set the ARV conservatively on day one and hold it through underwriting than book a headline number that gets cut the week of closing.

The DFW scenarios that reach us skew toward rental and DSCR rather than flips, and that is worth treating as a signal rather than a coincidence. If a deal only works when you assume a fast retail resale, but the same property pencils comfortably as a hold, the market is telling you which strategy it prefers. Run both before you commit, because refinancing into a DSCR loan at the end is a very different underwrite than selling.

The exit

Who buys your finished Dallas deal

The exit varies more by pocket in Dallas than almost anywhere we lend. A Lakewood or M Streets rehab exits to a retail buyer quickly and at a high number. The same rehab budget in a transitional South Dallas pocket exits slower, to a different buyer, and is far more likely to become a rental hold. Decide which of those you are underwriting before you make the offer, because it changes both the finish level and the financing you should be using.

The numbers

What a Dallas deal looks like

On our closed Dallas dealsRange
Purchase price$95,000 – $450,000
After repair value$315,000 – $850,000
Most common loan typeFix & Flip

The range we actually see on Dallas 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.

Run the numbers

Price a Dallas deal right now

Prefilled with a typical Dallas deal. Change any number and it reprices instantly, using the same engine behind our term sheets.

Enter your numbers to see the loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
Loan products

What we fund in Dallas

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Dallas, and the large majority of what we close here.

From 8.99% · up to 90% LTC

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.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5–10 days

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Dallas

We broker deals across the whole Dallas market. These are submarkets we see most often:

Lakewood (75214)M Streets (75206)Downtown / Deep Ellum (75201)South Dallas (75215)Lake Highlands (75238)Vickery Meadow (75243)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it, not all 350 at once.

03

Real terms back

Rate, points, leverage and cash to close side by side, so you can compare on total cost.

04

Close

7 to 10 days typical. We stay on title and the lender through funding.

Questions

Dallas hard money FAQ

Do you lend hard money in Dallas?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Dallas scenario across a 350+ lender network and bring back real terms instead of one lender’s rate sheet. Dallas is an active market for us, and the loans we place here are mostly fix and flip.
How fast can a Dallas hard money loan close?
Most Dallas fix and flip files close in 7 to 10 business days. Clean files with title opened and the appraisal ordered early can close in as few as 5. The delays we see are almost never the lender, they are title issues and slow document returns on the borrower side.
How much do I need to bring to close on a Dallas flip?
Most Dallas hard money loans run 10 to 15 percent down on the purchase, plus closing costs and reserves. New investors typically start nearer 15 percent, experienced investors with a track record can get to 10 or below on the right deal, and rehab is funded 100 percent through draws in every case. Run your exact number on our cash to close breakdown, or submit the deal and we will price it.
Do you fund the rehab budget in Dallas?
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 Dallas fix and flip loan?
Most of our lenders start around 660, and pricing improves meaningfully at 700 and again at 740. Credit matters less here than on a conventional loan because the deal itself carries the file, but it moves your rate and your leverage, so it is worth knowing where you stand before you make offers.
Do you do DSCR rental loans in Dallas?
Yes, and a good share of what comes to us out of Dallas is DSCR rather than flip financing. DSCR qualifies the property on its rental income instead of your personal income, and it works on single family, 2 to 4 unit, and small multifamily. It is also the usual exit when a Dallas flip turns into a hold.
Should I flip or hold a Dallas investment property?
Run both before you commit. A good share of what comes to us out of DFW pencils better as a rental than as a flip, particularly outside the established east Dallas pockets. If the deal only works assuming a fast retail resale but comfortably clears a DSCR debt service test as a hold, that is the market telling you which strategy it prefers. The financing differs, so decide before you make the offer.
Do you fund DSCR rental loans in Dallas?
Yes. DSCR qualifies on the rental income the property produces rather than your personal income, which suits the DFW deals we see most. It works on single family, 2 to 4 unit and small multifamily, and it is the standard exit when a Dallas flip turns into a hold. We shop DSCR the same way we shop hard money, across the network rather than through one lender.
Who you are working with
Micah Foster
Founder & Mortgage Broker
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states, with most of his volume in the Dallas market. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your deal →
Keep reading

Before you sign anything

Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Loan Cost
Dutch vs standard interest: what it really costs you
Read article →
Cash Needed
Cash to close on a flip: the number most investors miss
Read article →
Hard money in Houston →All Texas coverage →

Ready to fund your Dallas deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

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