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

Hard Money Lenders inTulsa, Oklahoma

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

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Tulsa deal right now

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

Tulsa is a value buyer’s town with a lot of postwar inventory. Inside the old city limits you’ll find 1920s bungalows near downtown and the University of Tulsa, then mile after mile of 1950s and 1960s ranches running east toward Memorial Drive. Those midtown and east side ranches are where most flips here start, because they buy cheaply and finish into a price first-time buyers can reach.

What decides a Tulsa deal is water. After the 1984 Memorial Day flood the city tore down hundreds of homes along Mingo Creek and other channels and built one of the strictest floodplain programs in the country, run by a stormwater utility. That history means the city floodplain map is enforced, and a house inside it faces limits on how much you can spend improving it. West of the river, the Arkansas River levees protecting West Tulsa matter too. Before we price anything, we pull the parcel against the city’s regulatory floodplain, not only the FEMA map.

What a Tulsa deal looks like on paper

Tulsa example: $125,000 purchase, $50,000 rehab, $235,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s frame and brick ranch near White City in 74112: a tired roof, single-pane windows, a 1970s kitchen and one bath that needs gutting. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$156,250
Cash to close$30,474
Proof of funds to show$51,388
Where the $30,474 goes
  • Down payment (15% of the purchase)You$18,750
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,108
  • Prepaid interest (15 days)Lender$414
  • Property insuranceInsurer$1,663
  • AppraisalAppraiser$550

Interest while you rehab: $840 a month on the $106,250 funded at closing, $1,236 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,414 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 Tulsa

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
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
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.
  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 Tulsa prices sit right now

Before we price a Tulsa 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 Tulsa median sale price at $260K for the three months ending September 2026, up 4.0% on a year earlier, with homes selling in around 24 days. Zillow’s average Tulsa home value is $217,760, up 2.8% (updated 9/30/2026). In 74112, Redfin’s median is $191K, down 8.6%, with homes selling in about 17 days.

Median sale price (Redfin)$260K
Days on market (Redfin)24
Typical home value (Zillow)$217,760
74112 median sale (Redfin)$191K

Sources: Redfin, Tulsa housing market, Zillow, Tulsa home values, Redfin, 74112 housing market

How a Tulsa file actually gets priced

Tulsa comps break along Tulsa Public Schools versus Union, Jenks and Bixby to the south, and along the arterial grid. We match the finished house to closed sales on the same side of the main mile roads, with the same garage count and similar square footage, and we weight sales from the last few months because 74112 has cooled while the city overall has held up. Appraisers here notice a fresh roof, updated electrical and a clean sewer scope on older clay lines, so those belong in the budget.

Expect clay sewer laterals and cast iron drains in pre-1965 houses, so a camera scope before closing is cheap insurance. Several close-in neighborhoods, including Brady Heights, Yorktown, Swan Lake and Maple Ridge, carry Historic Preservation zoning, so exterior work there needs a certificate of appropriateness from the Tulsa Preservation Commission first. Storm claims are routine across Tulsa County, and carriers price older roofs harshly. Permits come through the city’s Development Services, and unpermitted garage conversions are a common find.

Who buys your finished Tulsa deal

Finished Tulsa ranches go to young families, nurses from Saint Francis and Hillcrest, staff from the university and workers at the airport and aerospace maintenance employers, many using FHA. Homes close to Kendall-Whittier and Cherry Street draw buyers who want to be near restaurants. Rents across east Tulsa and 74112 often cover a DSCR test, so holding is a fair fallback if a sale drags.

What happens after you apply

Apply once and the whole Tulsa 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 Tulsa

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
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 Oklahoma →

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 Oklahoma →

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 Oklahoma →

Where we lend in Tulsa

We broker deals across the whole Tulsa market. The submarkets investors ask us about most are White City and Fair Heights (74112), Kendall-Whittier (74104), Florence Park and Midtown (74104), Brady Heights and the near north side (74106), West Tulsa and Red Fork (74107) and East Tulsa (74128 and 74129).

How long does a Tulsa 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 Oklahoma, 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.

Tulsa hard money FAQ

Do you lend hard money in Tulsa?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Tulsa 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 Oklahoma, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Tulsa?
As of October 2026: Best Rate (15% down, from 8.99%); 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); 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 Tulsa hard money loan close?
As little as 72 hours. Most Tulsa 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 Tulsa flip?
The worked example on this page is a $125,000 Tulsa purchase with a $50,000 rehab and a $235,000 after repair value at 700 credit, first flip: $18,750 down (15% of the purchase) and $30,474 total cash to close, with $51,388 of proof of funds to show the lender. The lowest down payment for a first flip in Tulsa is 10% down from 9.99% at 660+ credit. 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 Tulsa?
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 Tulsa fix and flip loan?
One Tulsa 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 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 Tulsa flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Tulsa 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.
How does the Tulsa floodplain affect a flip?
If a house sits inside the city’s regulatory floodplain, Tulsa limits how much you can put into it before the whole building has to meet current flood rules, and lenders will require flood insurance. Check the parcel on the city’s floodplain map before you offer, and keep your rehab budget clear of that threshold or plan to elevate.
Do I need approval to change the outside of a house in Brady Heights or Yorktown?
Yes. Those neighborhoods have Historic Preservation zoning, and the Tulsa Preservation Commission reviews exterior changes like windows, siding, porches and roofing materials against district guidelines. Apply for the certificate of appropriateness before work starts, and handle interior items while you wait.
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 Tulsa: Oklahoma City, Broken Arrow, Wichita, Springfield, Fort Smith and Fayetteville. More Oklahoma city guides: Edmond and Norman. Or see everything we fund in Oklahoma.

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