Hard Money Lenders in Hattiesburg, MS | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inHattiesburg, Mississippi

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

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Hattiesburg deal right now

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

Hattiesburg is a college and medical town in the Pine Belt that straddles Forrest and Lamar counties. The University of Southern Mississippi, two regional hospitals and Camp Shelby keep demand steady. Flips here are usually older frame and brick houses inside the city, in Midtown, the Avenues and around downtown, built from the 1920s through the 1960s.

In Hattiesburg the county line matters. West of town, the Lamar County side around Oak Grove draws families for its schools and newer subdivisions, and that pulls a lot of buyers away from the older Forrest County core. A Midtown or downtown flip has to appeal to a different buyer, a professor, a nurse, a graduate student or a young couple who wants an older house near campus and the restaurants on Hardy Street.

What a Hattiesburg deal looks like on paper

Hattiesburg example: $125,000 purchase, $50,000 rehab, $235,000 after repair value, 700 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1950s frame house in Midtown near Southern Miss on a crawl space, with a sagging porch, window units and a kitchen that has never been updated. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$157,500
Cash to close$31,405
Proof of funds to show$52,772
Where the $31,405 goes
  • Down payment (10% of purchase plus rehab)You$17,500
  • Origination (2.13%)Lender$3,347
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,114
  • Prepaid interest (15 days)Lender$441
  • Property insuranceInsurer$1,663
  • AppraisalAppraiser$550

Interest while you rehab: $895 a month on the $107,500 funded at closing, $1,311 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,867 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 Hattiesburg

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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
  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 Hattiesburg prices sit right now

Before we price a Hattiesburg 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 Hattiesburg median sale price at $239K for the three months ending September 2026, up 13.9% on a year earlier, with homes selling in around 46 days, up from 27 a year ago. Zillow’s average home value for the city is $217,822, up 2.7%. In 39401, which covers Midtown and downtown, Redfin’s median is $186K, up 6.5%, with homes selling in about 32 days.

Median sale price, Hattiesburg (Redfin)$239K
Days on market, Hattiesburg (Redfin)46
Average home value, Hattiesburg (Zillow)$217,822
39401 median sale (Redfin)$186K

Sources: Redfin, Hattiesburg housing market, Zillow, Hattiesburg home values, Redfin, 39401 housing market

How a Hattiesburg file actually gets priced

The appraiser has to keep comps inside the old core, since a renovated 1950s house near campus doesn’t trade like a new build in Oak Grove. We set the after repair value off renovated sales in the same neighborhood and on the same side of Highway 49 and Interstate 59. Homes are taking longer to sell than a year ago, so we plan the carry for a slower sale and keep the price close to the 70% rule.

Tornadoes are the local hazard people remember. The 2013 tornado tore through the USM campus, Midtown and the Avenues, and another hit the city in 2017, so check the roof, the framing and any patched storm damage. Older frame houses here sit on piers over a crawl space, where termites, rot and moisture are common in the Pine Belt’s humid climate. Parts of the city are in local historic districts, which can mean review for exterior changes, and low ground near the Leaf and Bouie rivers carries flood risk.

Who buys your finished Hattiesburg deal

The finished house sells to university and hospital staff, Camp Shelby personnel and families who want to stay inside the city. Student and staff demand near campus makes renting a practical exit, so a DSCR refinance is a solid fallback, and some buyers purchase near campus for their own kids. Price against renovated sales in the old core, not the Lamar County subdivisions.

What happens after you apply

Apply once and the whole Hattiesburg 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 Hattiesburg

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 Mississippi →

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 Mississippi →

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 Mississippi →

Where we lend in Hattiesburg

We broker deals across the whole Hattiesburg market. The submarkets investors ask us about most are Midtown and the Hardy Street corridor (39401), The Avenues and the historic neighborhood district (39401), Downtown Hattiesburg (39401), Palmers Crossing and south Hattiesburg (39401) and West Hattiesburg and Oak Grove side (39402).

How long does a Hattiesburg 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 Mississippi, and the rate, origination, leverage and cash to close come back side by side. Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.

Hattiesburg hard money FAQ

Do you lend hard money in Hattiesburg?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Hattiesburg 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 Mississippi, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Hattiesburg?
As of October 2026: 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). 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 Hattiesburg hard money loan close?
In Mississippi, 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 Hattiesburg flip?
The worked example on this page is a $125,000 Hattiesburg purchase with a $50,000 rehab and a $235,000 after repair value at 700 credit, first flip: $17,500 down (10% of purchase plus rehab) and $31,405 total cash to close, with $52,772 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 Hattiesburg?
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 Hattiesburg fix and flip loan?
The lowest credit floor among the Hattiesburg programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 9.50%, needs 620+ 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 Hattiesburg flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Hattiesburg 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 in Midtown or out by Oak Grove?
They’re different deals. Midtown and the Avenues have older, cheaper houses that need more work, and they sell to buyers who want to be near campus. The Oak Grove side is newer, costs more to buy and draws families for the schools. Pick the one your budget and rehab skills fit, and comp only against your own side.
What should I check after Hattiesburg’s tornadoes?
Look closely at the roof, the attic framing and any spots where storm damage was patched instead of repaired. Ask the seller about insurance claims and get a good inspector into the crawl space. A clean roof and solid framing make the sale and the buyer’s insurance easier.
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 Hattiesburg: Jackson, Gulfport, Biloxi and Southaven. Or see everything we fund in Mississippi.

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