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

Hard Money Lenders inSpring, Texas

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

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

Reviewed by Micah Foster, Founder & CEO, August 2026

Price a Spring deal right now

Prefilled with a realistic Spring 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 Spring

Spring covers a wide spread of price points inside a small footprint. You can buy a 1970s ranch off Louetta and a near-new build in a master-planned section within a few miles of each other, and the exit strategies are not the same. The corridor along the Grand Parkway keeps demand steady, which is why the flips here tend to move faster than the raw comp count suggests.

The Spring line to watch is the school district split. Parts of Spring feed Klein ISD and parts feed Spring ISD, and that boundary moves resale value more than square footage does on comparable homes. Investors who pull comps by radius instead of by attendance zone consistently overshoot ARV here. We check the zone before we set the ARV on the term sheet.

What a Spring deal looks like on paper

Spring example: $215,000 purchase, $45,000 rehab, $350,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$227,750
Cash to close$45,711
Proof of funds to show$70,018
Where the $45,711 goes
  • Down payment (15% of the purchase)You$32,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,278
  • Title and closingTitle$3,461
  • Prepaid interest (15 days)Lender$713
  • Property insuranceInsurer$2,470
  • AppraisalAppraiser$550

Interest while you rehab: $1,445 a month on the $182,750 funded at closing, $1,801 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $10,807 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 Spring

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.

How a Spring file actually gets priced

The Spring file lives or dies on which school district the property sits in. Parts of Spring feed Klein ISD and parts feed Spring ISD, and across two otherwise comparable houses that boundary moves resale value more than square footage does. Investors who pull comps by radius set the ARV too high here more often than anywhere else we lend. We check the attendance zone before we set the number, and if your comps crossed the line we will show you why the ARV is coming down.

The Grand Parkway corridor keeps demand steady, which is why Spring flips tend to move faster than the raw comp count suggests, but it also means you are competing with builders. When new construction is selling a few miles away at a similar price with a warranty behind it, your finish level and your days on market both have to answer for that. Price the exit against builder inventory, not only against resale comps.

Who buys your finished Spring deal

Spring covers a wide price band inside a small footprint, so the exit depends heavily on which pocket you bought in. The older stock off Louetta and around Old Town exits to first-time buyers and needs a clean conventional finish. The newer master-planned sections exit higher, to a move-up buyer who compares your house against nearby new construction, which sets a higher bar on finish than the resale comps alone suggest.

What a typical Spring flip looks like

A typical Spring dealRange
Purchase price$215,000 to $325,000
After repair value$295,000 to $487,000
Most common loan typeFix & Flip

The range that is common on Spring deals, as of August 2026. Bring us something outside it and we will still price it, the range is what is common here, not a cap.

What happens after you apply

Apply once and the whole Spring 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 Spring

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 Spring

We broker deals across the whole Spring market. The submarkets investors ask us about most are Old Town Spring (77373), Klein (77379), Gleannloch Farms (77379), Spring Trails (77386) and Harmony (77388).

How long does a Spring 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.

Spring hard money FAQ

Do you lend hard money in Spring?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Spring 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 Spring?
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 Spring hard money loan close?
As little as 72 hours. Most Spring 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 Spring flip?
The worked example on this page is a $215,000 Spring purchase with a $45,000 rehab and a $350,000 after repair value at 700 credit, first flip: $32,250 down (15% of the purchase) and $45,711 total cash to close, with $70,018 of proof of funds to show the lender. The lowest down payment for a first flip in Spring 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 Spring?
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 Spring fix and flip loan?
One Spring 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 Spring flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Spring 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.
Does the Klein vs Spring ISD line really change my ARV?
Yes, and it is the most common reason a Spring ARV comes in over-optimistic. Parts of Spring feed Klein ISD and parts feed Spring ISD, and buyers price that difference. Two similar houses a few streets apart can support noticeably different numbers because of it. Confirm the attendance zone on the appraisal district record before you set your ARV, rather than assuming from the mailing address.
Am I competing with new construction on a Spring flip?
In the newer sections, yes. The Grand Parkway corridor has active builder inventory, and a move-up buyer will cross-shop your renovated house against a new build with a warranty at a similar price. That does not kill the deal, it raises the bar on your finish and your pricing. Underwrite the exit against nearby builder inventory as well as resale comps.
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 Spring: Houston and Cypress. More Texas city guides: Arlington, Austin, Corpus Christi, Dallas, El Paso, Fort Worth, Frisco, Katy, Lubbock, McKinney, Plano, San Antonio and The Woodlands. Or see everything we fund in Texas.

Ready to fund your Spring deal?

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