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

Hard Money Lenders inKaty, Texas

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

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Katy deal right now

Prefilled with a realistic Katy 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 Katy

Katy means two things. The City of Katy is a small old rice town on the Union Pacific line with 1940s to 1970s houses near downtown. The Katy most buyers mean is far bigger: unincorporated subdivisions across Harris, Fort Bend and Waller counties, all inside Katy ISD, stretching from the Energy Corridor to past the Grand Parkway. Flips here are mostly 1990s and 2000s production houses north of I-10 and in the older Cinco Ranch sections, cosmetically tired and sitting in neighborhoods families already want.

A Katy deal is decided by water history and the tax bill. In Harvey, the Army Corps held water behind the Addicks and Barker dams, and neighborhoods upstream of Barker, Canyon Gate among them, flooded from the reservoir pool rather than from rain. A federal court later sided with those upstream owners. So the question here is not only the FEMA zone, it is whether the lot sits inside the reservoir’s flood pool and whether it took water in 2017. Then the bill: nearly every subdivision is a municipal utility district, some in Fort Bend also pay a levee improvement district, and the combined rate sets your buyer’s payment.

What a Katy deal looks like on paper

Katy example: $180,000 purchase, $45,000 rehab, $300,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 2000s two-story tract house north of I-10 in 77449: carpet to vinyl plank, kitchen counters and paint, a water heater and a roof near the end of its life. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$198,000
Cash to close$39,588
Proof of funds to show$62,483
Where the $39,588 goes
  • Down payment (15% of the purchase)You$27,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closingTitle$3,314
  • Prepaid interest (15 days)Lender$597
  • Property insuranceInsurer$2,138
  • AppraisalAppraiser$550

Interest while you rehab: $1,210 a month on the $153,000 funded at closing, $1,566 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,395 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 Katy

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
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
Best Value5% of purchase590+First flip OK9.99% to 12.99%2%75% of ARV12 months5-14 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
Lowest Down (100% financing)0% (100% financing)No minimumFirst flip OK11.50%3%70% of ARV6 months5-14 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.

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 Katy prices sit right now

Before we price a Katy 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 Katy median sale price at $342,000 for the three months ending September 2026, up 0.5% from a year earlier, with homes selling after 51 days on market against 41 a year ago. Zillow’s average home value for Katy is $330,372, down 3.2% over the past year. North of I-10, 77449 runs at a $272,000 Redfin median, down 1.8%, selling in 45 days.

Median sale price, Katy (Redfin, 3 months to Sep 2026)$342,000
Days on market, Katy (Redfin)51
Zillow home value, Katy (Sep 2026)$330,372
Median sale price, 77449 (Redfin)$272,000
Days on market, 77449 (Redfin)45

Sources: Redfin, Katy housing market, Zillow, Katy home values, Redfin, 77449 housing market, Community Impact, Katy area flood risk after Harvey

How a Katy file actually gets priced

Katy comps are plentiful, so we can be strict. We hold the ARV to closed sales in the same subdivision and the same section, from the last 90 days, because a house that backs onto the reservoir or a drainage ditch trades below its neighbors and an appraiser will find that. A house that flooded in 2017 gets comped against other flooded houses, not against the street. We also check the MUD rate on every comp, since two identical floor plans a mile apart can carry different tax bills and different values.

Flood first. Pull the FEMA panel, ask the seller for the flood disclosure Texas now requires, and check the address against the Harris County Flood Control District maps for the Barker and Addicks pools. Insurance on a house with a prior claim costs more and narrows the buyer pool. Beyond water, Katy sits on Gulf Coast clay that moves with drought and rain, so slab repair is a common line, and the HOAs here enforce deed restrictions on paint, fences and roof material. If the house is inside the City of Katy, permits go through the city; in unincorporated Harris or Fort Bend County there is far less permitting, which is why the inspection report matters more.

Who buys your finished Katy deal

The finished Katy house sells to a family buying the school district, most of them commuting east to the Energy Corridor or working in the medical and retail growth along the Grand Parkway. They usually finance with a conventional or FHA loan, so the appraisal decides the price twice. North of I-10 the competition is new construction out past Fulshear and Cane Island at similar prices, with builder incentives, so finish and pricing have to answer for that. A clean renovated house near the 77449 median moves; a house with a flood claim needs a lower price and more patience.

What happens after you apply

Apply once and the whole Katy 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 Katy

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 Katy

We broker deals across the whole Katy market. The submarkets investors ask us about most are Old Katy and the city core (77493), North of I-10 along Mason and Fry Road (77449), Cinco Ranch and Canyon Gate (77450 / 77494), Grand Lakes and Seven Meadows (77494) and Cane Island and the Katy Hockley corridor (77493).

How long does a Katy 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.

Katy hard money FAQ

Do you lend hard money in Katy?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Katy 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 Katy?
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 Katy hard money loan close?
As little as 72 hours. Most Katy 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 Katy flip?
The worked example on this page is a $180,000 Katy purchase with a $45,000 rehab and a $300,000 after repair value at 700 credit, first flip: $27,000 down (15% of the purchase) and $39,588 total cash to close, with $62,483 of proof of funds to show the lender. The lowest down payment for a first flip in Katy 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 Katy?
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 Katy fix and flip loan?
One Katy 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 Katy flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Katy 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 a Katy house that flooded in Harvey?
It can work, but price it as what it is. Check whether the lot sits in the Barker or Addicks flood pool, get the claim history, and confirm the drywall and electrical were properly remediated with permits where required. The buyer pool is smaller and insurance costs more, so the ARV has to come from other flooded comps, not the street average.
Why does the MUD rate matter so much on a Katy flip?
Because it can be a large share of the buyer’s tax bill. Katy subdivisions are financed through municipal utility districts, and some Fort Bend sections add a levee improvement district too. A higher combined rate raises the buyer’s monthly payment, which lowers what they can afford. Pull the rate from the appraisal district before you set the resale price.
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 Katy: Houston and Cypress. More Texas city guides: Arlington, Austin, Corpus Christi, Dallas, El Paso, Fort Worth, Frisco, Lubbock, McKinney, Plano, San Antonio, Spring and The Woodlands. Or see everything we fund in Texas.

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