Hard Money Lenders in Durham, NC | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inDurham, North Carolina

Fix and flip, bridge and purchase only, DSCR rental and new construction financing for Durham 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 Durham deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Durham deal right now

Prefilled with a realistic Durham deal. Change any number and it reprices on the programs that lend in North Carolina, 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 Durham

Durham is a university and hospital city that turned old tobacco warehouses into offices and apartments. Duke and its health system are the anchor, and Research Triangle Park is next door. The flip stock is 1910s to 1930s mill houses and bungalows in East Durham, Walltown and Old West Durham, plus 1940s and 1950s houses in Northgate Park and Lakewood.

Durham’s zoning lets more go on a lot than most cities. Since the city’s housing choices changes, many parcels can take a duplex, an accessory unit or a small-lot split, and builders buy small houses to build two or three new ones. That puts a floor under the price of your purchase and a ceiling on your resale. We look at what a builder would pay for the lot before we size the rehab.

What a Durham deal looks like on paper

Durham example: $230,000 purchase, $65,000 rehab, $420,000 after repair value, 700 credit, first flip. The engine puts that borrower on the New Investor Program program at 9.75%. Say a 1920s mill house in East Durham on brick piers, with two small bedrooms, one bath, a back porch that was enclosed long ago and original wiring. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$266,250
Cash to close$42,635
Proof of funds to show$73,165
Where the $42,635 goes
  • Down payment (12.5% of the purchase)You$28,750
  • Origination (1%)Lender$2,663
  • Doc prepLender$749
  • Broker fee (1%)Broker$2,663
  • Title and closing (estimate at Texas rates)Title$3,651
  • Prepaid interest (15 days)Lender$806
  • Property insuranceInsurer$2,803
  • AppraisalAppraiser$550

Interest while you rehab: $1,635 a month on the $201,250 funded at closing, $2,163 once every draw is out. Proof of funds is cash to close plus $17,550 of rehab reserve and $12,980 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 Durham

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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
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
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 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.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

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.

Where Durham prices sit right now

Before we price a Durham 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.

Redfin puts the Durham median sale price at $420K for the three months ending September 2026, down 5.4% on a year earlier, with homes selling in around 43 days, up from 38. The median price per square foot is $221.

Median sale price (Redfin)$420K
Change from a year earlierdown 5.4%
Days on market (Redfin)43
Median price per square foot$221

Sources: Redfin, Durham housing market

How a Durham file actually gets priced

Durham prices are down this year and houses are taking longer, so we use recent closings and avoid last year’s numbers. Appraisers separate a renovated original house from new infill on the same street, and they won’t let one support the other. We pull renovated mill houses and bungalows from the same neighborhood, matched on bath count and square footage.

Ellerbe Creek runs through Northgate Park and parts of North Durham, and Third Fork Creek has its own floodplain, so check the map. Mill houses bring settled piers, termite damage, lead paint and old wiring. Cleveland-Holloway, Morehead Hill and other neighborhoods are local historic districts where exterior work needs approval. Old heating oil tanks also turn up in yards.

Who buys your finished Durham deal

The finished Durham house sells to a Duke or hospital employee, a grad student’s family, or a young professional working in the Triangle. Most finance conventional, so the house needs a clean inspection. Rent is strong near Duke and downtown, and an accessory unit can add income, so a DSCR loan is a real hold option.

What happens after you apply

Apply once and the whole Durham 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 Durham

Fix and flip

10%down on a first flip
Rates
from 9.50% at 620+ credit with 2+ completed flips
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in North Carolina →

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 North Carolina →

Bridge and purchase only

12.5%down at 700+ credit, no rehab in the loan
Rates
from 9.75% at 680+ credit
Close
in as little as 72 hours
Good for
auction buys, off-market deals and 1031 timing

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 North Carolina →

Where we lend in Durham

We broker deals across the whole Durham market. The submarkets investors ask us about most are East Durham and Golden Belt (27703 / 27701), Old West Durham and Walltown (27705), Northgate Park (27701 / 27704), Cleveland-Holloway (27701), Lakewood and Tuscaloosa-Lakewood (27707) and Burch Avenue and Morehead Hill (27701).

How long does a Durham 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 North Carolina, and the rate, origination, leverage and cash to close come back side by side. As little as 72 hours on the fastest program, 7-30 days on the others. We stay on title and the lender through funding.

Durham hard money FAQ

Do you lend hard money in Durham?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Durham 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 North Carolina, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Durham?
As of October 2026: New Investor Program (12.5% down, from 9.75%); First Flip, 10% Down (10% 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); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); 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 Durham hard money loan close?
As little as 72 hours on the fastest-close program, which has no credit minimum. In North Carolina, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes 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 Durham flip?
The worked example on this page is a $230,000 Durham purchase with a $65,000 rehab and a $420,000 after repair value at 700 credit, first flip: $28,750 down (12.5% of the purchase) and $42,635 total cash to close, with $73,165 of proof of funds to show the lender. The lowest down payment for a first flip in Durham is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. 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 Durham?
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 Durham fix and flip loan?
One Durham program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, rates step down at 700 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 Durham flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Durham 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.
Should I flip or build on a Durham lot?
Ask before you buy. Durham’s zoning lets many lots hold a duplex, an accessory unit or a split, and builders pay for that. If the lot is worth nearly as much as the finished flip, renovating may not add enough value. On smaller lots or ones with tight rules, the flip usually makes more sense.
Can I add an accessory unit to a Durham flip?
Often, yes. Many Durham lots allow a backyard cottage or a garage apartment. It adds cost and time, but it can raise the sale price or make a DSCR hold work. Check the parcel’s zoning and setbacks with the city before you plan one.
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 Durham: Raleigh, Greensboro and Winston-Salem. More North Carolina city guides: Asheville, Charlotte, Mooresville and Wilmington. Or see everything we fund in North Carolina.

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