Hard Money Lenders in Fayetteville, AR | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inFayetteville, Arkansas

Fix and flip, DSCR rental and new construction financing for Fayetteville 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 Fayetteville deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Fayetteville deal right now

Prefilled with a realistic Fayetteville deal. Change any number and it reprices on the programs that lend in Arkansas, 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 Fayetteville

Fayetteville is a college town inside one of the fastest growing regions in the South. The University of Arkansas sits in the middle of it, Dickson Street runs downhill from campus, and the older streets around Wilson Park and Mount Sequoyah are full of 1920s to 1960s houses on steep, wooded lots. Northwest Arkansas growth pushed prices well above the rest of the state, so a flip here carries a bigger basis than one in Fort Smith or Jonesboro.

Two buyer pools decide a Fayetteville flip: owner occupants who want a walkable house near the square, and investors who want student rent near campus. Each one values the same house differently. A three bedroom a few blocks from the university can sell to either, but the finish level and layout should match the buyer you picked. Fayetteville also limits how many unrelated people can share a house in single-family zones, so a room-count rent plan needs checking against the current code before you buy.

What a Fayetteville deal looks like on paper

Fayetteville example: $265,000 purchase, $60,000 rehab, $445,000 after repair value, 700 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1960s split level on a sloped lot east of campus with a damp lower level, tired decks, original baths and dated paneling throughout. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$292,500
Cash to close$52,805
Proof of funds to show$83,615
Where the $52,805 goes
  • Down payment (10% of purchase plus rehab)You$32,500
  • Origination (2.13%)Lender$6,216
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,925
  • Title and closing (estimate at Texas rates)Title$3,781
  • Prepaid interest (15 days)Lender$955
  • Property insuranceInsurer$3,088
  • AppraisalAppraiser$550

Interest while you rehab: $1,936 a month on the $232,500 funded at closing, $2,435 once every draw is out. Proof of funds is cash to close plus $16,200 of rehab reserve and $14,610 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 Fayetteville

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Experienced Investor Rate115% of purchase680+2+ completed flips9.00%0.75%75% of ARV12-24 months7-14 days
First Flip, 10% Down210% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips37.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips45% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (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 and origination are the program floor; two completed projects in the last 36 months preferred.
  2. 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.
  3. 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.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. 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 Fayetteville prices sit right now

Before we price a Fayetteville 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 Fayetteville median sale price at $405K for the three months ending September 2026, up 5.8% on a year earlier, with homes selling in around 38 days, up from 29. Zillow’s average home value for the city is $379,367, up 3.6%. In 72701, which covers campus, Dickson Street and the south side, Redfin’s median is $450K, up 18.2%.

Median sale price (Redfin)$405K
Days on market (Redfin)38
Typical home value (Zillow)$379,367
72701 median sale (Redfin)$450K

Sources: Redfin, Fayetteville housing market, Zillow, Fayetteville home values, Redfin, 72701 housing market

How a Fayetteville file actually gets priced

Washington County appraisers lean on sales from the same hillside pocket, and they give real weight to view, lot slope and walkability to campus. We build the after repair value from renovated sales near the subject and leave out the new construction going up on the west side, which trades in its own bracket. Selling times have stretched compared with last year, so we plan the carry on recent days on market, not on the spring rush buyers remember.

Hills shape the budget. Steep driveways, retaining walls, drainage that runs toward the foundation and limestone close to the surface all show up on older Fayetteville lots, and a sewer lateral replacement can cost more than you expect once the trench hits rock. Big trees and hillside setbacks can limit additions. If your exit is a short-term rental, Fayetteville licenses those and treats owner occupied and non owner occupied rentals differently, so read the city rules first.

Who buys your finished Fayetteville deal

The finished house sells to university staff and faculty, young professionals priced out of Bentonville, and parents buying for a student. Many of them use conventional loans and shop closely on condition. Student rental demand gives you a real hold option near campus, and a DSCR refinance on a long-term lease is the usual fallback if the resale stalls.

What happens after you apply

Apply once and the whole Fayetteville 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 Fayetteville

Fix and flip

10%down on a first flip
Rates
from 9.00% at 680+ 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 Arkansas →

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 Arkansas →

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 Arkansas →

Where we lend in Fayetteville

We broker deals across the whole Fayetteville market. The submarkets investors ask us about most are Dickson Street and Wilson Park (72701), Washington-Willow and Mount Sequoyah (72701), Fayetteville south side (72701), North Fayetteville and Gulley Park (72703) and West Fayetteville near Wedington (72704).

How long does a Fayetteville 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 Arkansas, 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.

Fayetteville hard money FAQ

Do you lend hard money in Fayetteville?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Fayetteville 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 Arkansas, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Fayetteville?
As of October 2026: Experienced Investor Rate (15% down, from 9.00%, 2+ completed flips); 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 Fayetteville hard money loan close?
As little as 72 hours on the fastest-close program, which has no credit minimum. In Arkansas, 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 Fayetteville flip?
The worked example on this page is a $265,000 Fayetteville purchase with a $60,000 rehab and a $445,000 after repair value at 700 credit, first flip: $32,500 down (10% of purchase plus rehab) and $52,805 total cash to close, with $83,615 of proof of funds to show the lender. 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 Fayetteville?
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 Fayetteville fix and flip loan?
One Fayetteville program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 9.00%, needs 680+ credit and 2+ completed flips. Depending on the program, 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 Fayetteville flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Fayetteville 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.
Can I rent a Fayetteville flip to students by the room?
Only within the occupancy rules. Fayetteville caps how many unrelated adults can live together in a home in single-family zoning, and the limit is tighter there than in multifamily zones. Confirm the current number and the parcel’s zoning with the city before you plan a four or five bedroom student lease. A DSCR lender will also size the loan on the market rent the appraiser supports, not a per-room total.
Are hillside lots harder to finance in Fayetteville?
Not harder to finance, but harder to budget. The appraiser will note a steep lot, and buyers’ inspectors look closely at retaining walls, drainage and foundation movement. Put grading and drainage in the scope from the start and get a contractor bid that accounts for rock. The loan is sized on your real budget, so surprises after closing come out of your cash.
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 Fayetteville: Bentonville, Fort Smith, Little Rock, Springfield and Tulsa. More Arkansas city guides: Jonesboro. Or see everything we fund in Arkansas.

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