Hard Money Lenders in Spring, TX | Fix & Flip Loans | Capital Kings
Broker, not a lender

Hard Money Lenders inSpring, Texas

Fix and flip, bridge, DSCR and new construction financing for Spring investors. We do not lend our own money, we shop your deal across a 350+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Run the numbers
Reviewed by Micah Foster, Founder & Mortgage Broker · August 2026
How we work

What you get working with us

350+
Lenders we shop your deal across
7–10
Days to close, typical
100%
Of rehab funded, released in draws
8.99%
Rates from
The market

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.

Underwriting

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.

The exit

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.

The numbers

What a Spring deal looks like

On our closed Spring dealsRange
Purchase price$215,000 – $325,000
After repair value$295,000 – $487,000
Most common loan typeFix & Flip

The range we actually see 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.

Run the numbers

Price a Spring deal right now

Prefilled with a typical Spring deal. Change any number and it reprices instantly, using the same engine behind our term sheets.

Enter your numbers to see the loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
Loan products

What we fund in Spring

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Spring, and the large majority of what we close here.

From 8.99% · up to 90% LTC

DSCR Rental

Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.

30-year · no income docs

Bridge & Purchase Only

For clean properties that need speed rather than rehab money. Auction buys, off-market deals, and 1031 timing.

Close in 5–10 days

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Spring

We broker deals across the whole Spring market. These are submarkets we see most often:

Old Town Spring (77373)Klein (77379)Gleannloch Farms (77379)Spring Trails (77386)Harmony (77388)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it, not all 350 at once.

03

Real terms back

Rate, points, leverage and cash to close side by side, so you can compare on total cost.

04

Close

7 to 10 days typical. We stay on title and the lender through funding.

Questions

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 350+ lender network and bring back real terms instead of one lender’s rate sheet. Spring is an active market for us, and the loans we place here are mostly fix and flip.
How fast can a Spring hard money loan close?
Most Spring fix and flip files close in 7 to 10 business days. Clean files with title opened and the appraisal ordered early can close in as few as 5. The delays we see are almost never the lender, they are title issues and slow document returns on the borrower side.
How much do I need to bring to close on a Spring flip?
Most Spring hard money loans run 10 to 15 percent down on the purchase, plus closing costs and reserves. New investors typically start nearer 15 percent, experienced investors with a track record can get to 10 or below on the right deal, and rehab is funded 100 percent through draws in every case. Run your exact number on our cash to close breakdown, or submit 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?
Most of our lenders start around 660, and pricing improves meaningfully at 700 and again at 740. Credit matters less here than on a conventional loan because the deal itself carries the file, but it moves your rate and your leverage, so it is worth knowing 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.
Who you are working with
Micah Foster
Founder & Mortgage Broker
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states, with most of his volume in the Spring market. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your deal →
Keep reading

Before you sign anything

Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Hard money in Houston →Hard money in Cypress →All Texas coverage →

Ready to fund your Spring deal?

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