Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inFrisco, Texas

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

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Frisco deal right now

Prefilled with a realistic Frisco 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 Frisco

Frisco grew from a small railroad town into one of the fastest-built suburbs in the country in about twenty-five years, so almost nothing here is old. The flip inventory is the first wave of that growth: late 1990s and early 2000s production houses east of Preston Road and around Stonebriar, now on their original cabinets, carpet and air handlers. A handful of older cottages sit near Main Street in Old Town. Everything north of Panther Creek Parkway is still being built, which shapes every exit.

Frisco flips win or lose against brand new houses. Builders are still selling in north Frisco, Prosper and Celina with rate buydowns and paid closing costs, and a buyer at your price can walk a model home the same afternoon. So the deal has to be bought well under the resale comps and finished to a standard that competes with a model, not just a dated neighbor. Prices are also drifting down. Redfin has the city median down 5.4% in a year with homes taking longer to sell, so a Frisco ARV needs a cushion rather than last spring’s best comp.

What a Frisco deal looks like on paper

Frisco example: $400,000 purchase, $70,000 rehab, $625,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture an early 2000s two-story east of Preston in 75035: dated kitchen and baths, builder carpet, original HVAC and a roof that has seen a few hail seasons. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$410,000

Cash to close$78,841

Proof of funds to show$117,196

Where the $78,841 goes

Down payment (15% of the purchase)You$60,000
Origination (0.5%)Lender$2,050
Lender fees (flat)Lender$1,989
Broker fee (1%)Broker$4,100
Title and closingTitle$4,361
Prepaid interest (15 days)Lender$1,326
Property insuranceInsurer$4,465
AppraisalAppraiser$550

Interest while you rehab: $2,689 a month on the $340,000 funded at closing, $3,242 once every draw is out. Proof of funds is cash to close plus $18,900 of rehab reserve and $19,455 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 Frisco

Swipe the table for rates, credit and terms →

Program	Down payment	Min credit	Experience	Rate	Origination	Max loan	Term	Close
Best Rate	15% of purchase	700+	First flip OK	8.99% to 9.49%	0.5%	70% of ARV	12 months	5-14 days
New Investor Program	12.5% of purchase	700+	First flip OK	9.75%	1%	75% of ARV	12 months	72 hours
First Flip, 10% Down¹	10% of purchase + rehab	660+	First flip OK	9.99%	2%	75% of ARV	12 months	21-30 days
Best Value	5% of purchase	590+	First flip OK	9.99% to 12.99%	2%	75% of ARV	12 months	5-14 days
7.5% Down, 3+ Flips²	7.5% of purchase + rehab	660+	3+ completed flips	9.99%	1.5%	75% of ARV	12 months	21-30 days
5% Down, 5+ Flips³	5% of purchase	660+	5+ completed flips	9.99% to 10.99%	2%	75% of ARV	9-24 months	10-14 days
Lowest Down (100% financing)	0% (100% financing)	No minimum	First flip OK	11.50%	3%	70% of ARV	6 months	5-14 days
Fastest Close (3 days)	10% of purchase	No minimum	First flip OK	11.99%	2%	75% of ARV	6 months	72 hours

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.
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.
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.

Where Frisco prices sit right now

Before we price a Frisco 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 Frisco median sale price at $650,000 for the three months ending September 2026, down 5.4% from a year earlier, with homes selling after 63 days on market against 60 a year ago. Zillow’s average home value for the city is $640,131, down 3.9% over the past year. East Frisco’s 75035 runs at a $600,000 Redfin median, also down 3.7%, while 75034 is $820,000.

Median sale price, Frisco (Redfin, 3 months to Sep 2026)	$650,000
Days on market, Frisco (Redfin)	63
Zillow home value, Frisco (Sep 2026)	$640,131
Median sale price, 75035 East Frisco (Redfin)	$600,000
Median sale price, 75034 South Frisco (Redfin)	$820,000

Sources: Redfin, Frisco housing market, Zillow, Frisco home values, Redfin, 75035 housing market, Redfin, 75034 housing market

How a Frisco file actually gets priced

We comp a Frisco house against its own builder era and its own subdivision, because a 2003 production home east of Preston and a 2019 custom west of the Tollway are different products even at the same square footage. Closed sales from the last 90 days set the number, and a resale that sold after a price cut gets more weight than an active listing. The appraiser will look hard at a house that backs onto a thoroughfare or sits near the Tollway, and on any first-wave slab we want the post-tension cables and the foundation looked at before the ARV goes final.

Frisco straddles Collin and Denton counties, and the tax picture changes across that line. Many addresses pay Frisco ISD, but parts of the city sit in Lewisville, Prosper or Little Elm ISD, and a handful of newer sections carry a public improvement district assessment on top. Pull the exact taxing units from the appraisal district before you price the exit, because a buyer’s escrow decides what they can qualify for. HOAs are nearly universal and most review exterior color, fencing and roof material. Hail is a yearly event across North Texas, so expect a percentage deductible on the builder’s risk policy. Low ground along Stewart, Cottonwood and Panther creeks carries floodplain; check the city map.

Who buys your finished Frisco deal

The finished Frisco house sells to a family relocating for jobs along the Tollway and the corporate campuses near The Star and PGA Frisco, and they buy for the schools first. That buyer is pre-approved, comparing three or four houses in a weekend, and expects a finish that photographs like new. East Frisco resales near the city median move when they are priced right. Above that, the pool thins and the builder incentive problem gets worse. If the resale margin shrinks, the rents in 75035 and 75034 often support a DSCR refinance, which turns a slow listing into a hold.

What happens after you apply

Apply once and the whole Frisco 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 file**Sign 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 stands**Application, appraisal, title, underwriting, clear to close.

Capital Kings borrower portal: Run the deal again — **Run the deal again**The analyzer priced off your real numbers, before and after the appraisal.

Capital Kings borrower portal: What the lender still needs — **What the lender still needs**Every 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 Frisco

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 Frisco

We broker deals across the whole Frisco market. The submarkets investors ask us about most are Old Town Frisco around Main Street (75034), Stonebriar and Starwood (75034), East Frisco between Preston and Coit (75035), North Frisco off the Tollway (75033) and West Frisco in Denton County (75036).

How long does a Frisco 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.

Frisco hard money FAQ

Do you lend hard money in Frisco?

Yes. Capital Kings is a broker, not a direct lender, so we shop your Frisco 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 Frisco?

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 Frisco hard money loan close?

As little as 72 hours. Most Frisco 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 Frisco flip?

The worked example on this page is a $400,000 Frisco purchase with a $70,000 rehab and a $625,000 after repair value at 700 credit, first flip: $60,000 down (15% of the purchase) and $78,841 total cash to close, with $117,196 of proof of funds to show the lender. The lowest down payment for a first flip in Frisco 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 Frisco?

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 Frisco fix and flip loan?

One Frisco 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 Frisco flip into a rental loan?

Yes. That is the BRRRR exit, and it is the most common way a Frisco 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 a Frisco resale flip compete with builder incentives?

Yes, if you buy right and price honestly. Your edge is location and lot: east Frisco and Stonebriar are closer in, with mature trees and finished roads, while the new inventory is farther north. Builders win on warranty and rate buydowns. Price your house under the new-build alternative and finish it close enough that the buyer is not giving anything up.

Which school district is a Frisco address in?

Do not assume Frisco ISD. The city overlaps parts of Lewisville, Prosper and Little Elm ISD as well, and the district changes both the tax rate and who shops the house. Check the appraisal district record and the district boundary map before you set the ARV.

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

Ready to fund your Frisco deal?

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