Capital Kings LLC

Finished One Build?Bring Less Cash to Your Next One.

Up to 95% of lot and construction costs with a financed interest reserve, for builders with one completed build in their LLC.

Finished one ground-up build in your own LLC? You may qualify for up to 95% of your lot and construction costs, including a financed interest reserve. That can reduce the cash you need to bring to the project, while interest is charged only on funds that have been drawn.

See if your next build fits the program.

Price My Next Build →See the example

Financed Interest Reserve: your first months of interest are financed as part of the loan rather than paid out of pocket.

Up to 95%Lot + build

Less cash inWith reserve

37 statesAvailable

No credit pullTo get started

Example rate: 9.50%. Based on the real Oklahoma City deal shown below. Pricing varies by borrower, project and market.

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

Reviewed by Micah Foster, Founder & CEO · September 2026

Example based on a real dealOklahoma City, numbers changed · 690 credit

Loan$242,250

Lot + build $255,000+ reserve

Lot, at closing$31,500
Build, in draws$199,243
Interest reserve$11,507
You bring$24,257

Example rate9.50%

Lot down$13,500

1st payment~$249

Price my next build →

In short Updated October 2026

With one completed build in your own LLC, the lender can fund up to 95% of the lot and build when you count the financed interest reserve. That is not 5% down: about 90% of the lot and build comes from the lender in cash, so on the example you bring about 10% of the lot and build plus closing costs. The loan is capped at 75% of the finished value, the reserve covers your interest payments for roughly the first 8 to 10 months, and interest is charged only on what has been drawn.

Capital Kings is a broker, not the lender. We compare construction lenders and structure the deal around the project. The example below comes from an actual lender offer we received for an Oklahoma City build.

Terms at a glance

Loan to cost	Up to 95% with the financed interest reserveAbout 90% of lot + build in cash
Completed value cap	75% of the appraised finished valueCovers the whole loan, reserve included
Rate	9.50%, interest only on what has been drawn
Origination	3.00% originationWhat the lender charged on the real deal. Your term sheet lists your exact number.
Lender fees	About $3,500 on the real dealUnderwriting and processing, on top of the origination
Broker fee	Capital Kings broker fee: 1% ($2,000 minimum, $10,000 maximum). This is the only fee Capital Kings earns on the loan, and on bigger loans it is open to negotiation (never below $2,000).
Term	12 months on the real deal15 months on the builder-backed version
Lot advance day one	70% of the lot with permits in hand60% with a feasibility study instead
Construction funding	The build budget, paid in reimbursement drawsNo minimum draw. Inspector out in 24 to 48 hours, funds 3 to 5 business days later.
Interest reserve	6 months of fully drawn interest, financedIt makes your payments first. You repay it at sale or refinance.
Cash requirement	$13,500 lot down + $10,757 of the build + closing costsOn the example. The lender checks for about $26,900 in the bank; your cash to close covers it.
Experience	1 completed build in your LLCOr a general contractor with 5+ completed builds
Credit	680+The real deal behind the example was 690.
States	37 statesNot offered in Alaska
Close time	As fast as 14 daysThe lender’s written offer in about a day

These terms come from a lender’s letter of intent (their written offer) on a real deal. Rate and fees can move with your file and the market; the lender’s offer on your deal is the final word.

One Oklahoma City build, numbers changed

$45,000 lot, $210,000 build, $330,000 finished value, 690 credit, one finished build in the borrower’s LLC, 12 months. Based on a real deal we priced in Oklahoma City, with the dollar amounts changed. The terms are the real ones.

Does 95% with the reserve mean you bring 5%? No.

Lot + build$255,000$45,000 lot, $210,000 build

Lender cash toward it$230,74390%: $31,500 for the lot + $199,243 of the build in draws

You bring$24,25710%: $13,500 lot down + $10,757 of the build

Interest reserve$11,507Borrowed on top. It makes your payments.

Loan$242,25095% of lot + build with the reserve · 73.4% of finished value

Plus closing costs: 3.00% origination (about $7,300), lender fees of about $3,500, our $2,423 broker fee, title, insurance and the appraisal.

The terms, on this example

Rate	9.50%, on drawn funds only
Lot at closing	70%, permits in hand
Lot + build	95% with the reserve, the cap that set the loan
Finished value	73.4%, under the 75% cap
First payment	About $249
Lender’s cash check	About $26,900 (10% of the build plus fees), already covered by your cash to close and your share of the build
No permits yet	60% of the lot, $18,000 down

Have a deal in mind?Price My Next Build Text Micah

How does the interest reserve work?

The interest reserve is money borrowed at closing to cover your early loan payments. You don’t receive the entire construction loan on day one. As construction draws are funded, your interest payment increases. The reserve covers those payments first, so you aren’t writing a monthly interest check during the early part of the build.

On the example, the payment starts around $249 a month (interest on the lot advance) and climbs with each draw to about $1,920 a month fully drawn. The reserve is six of those fully drawn payments, $11,507, and because the early payments are smaller it stretches to about 8 to 10 months.

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Reserve paysYou payMonth 1: about $249Fully drawn: about $1,920 a month

The example with the build drawn evenly over 8 months: the reserve covers about 10 months. A faster build uses it sooner. Every term sheet shows your starting and fully drawn monthly payment, so you can estimate yours. It isn’t free money: it’s part of the loan, repaid when you sell or refinance.

Where does every dollar go?

Your term sheet shows every fee, who it’s paid to, your cash to close, and your starting and fully drawn monthly payment. Here is the example on both structures.

Cash to close$32,467

Proof of funds to show$43,224

Where the $32,467 goes

Land down paymentEquity$13,500
Appraisal feeAppraiser$550
Prepaid interestLender$123
Lender fees: origination, underwriting, processingLender$10,758
Broker feeBroker$2,423
Closing / titleTitle co$3,533
Builder’s risk insurance (estimate)Insurer$1,580

The $11,507 interest reserve is inside the $242,250 loan, not in your cash to close. Proof of funds ($43,224) is your cash to close plus the part of the build you pay, which already covers the lender’s cash check of 10% of the build plus fees. You pay $10,757 of the build yourself as it goes up. The gold broker line is the only money Capital Kings earns.

Sample sheets for a made-up borrower on the example’s numbers, built by the same system that builds yours. No credit pull to get started.

After you apply, every condition and document sits in your borrower portal.

The first step of the Capital Kings loan application: three cards, I have a property, quick pre-approval, and just running numbers — 1Step one of the application. Pick “I have a property” and send us the build: lot, budget, finished value and your track record.

The Conditions tab of the Capital Kings borrower portal on a sample deal: 4 of 8 conditions cleared, with appraisal, builder’s risk insurance, proof of funds and final approval each showing who it is waiting on and a due date — 2After you apply, every condition sits in your borrower portal: who it’s waiting on, its status and when it’s due.

Your track record, or your builder’s

No builds yet

Your builder has 5+

Lot at closing70%

Lot + build in cashAbout 84%

With the interest reserveAbout 89%

Finished valueAbout 70%

Rate on the real offer9.50%

This program

One build in your LLC

Lot at closing70%

Lot + build in cashAbout 90%

With the interest reserveUp to 95%

Finished value73%

Rate9.50%

Seasoned

3 builds in 3 years

Lot at closing75%

Finished value75%

RatePriced per file

What proves a build

Your LLC on title of the finished house.
The permit and the certificate of occupancy (the city’s sign-off that it’s done).
A track record sheet: address, start date, finish date and budget.
Using a builder’s record: the GC contract, license and their builds from the last 3 years. The GC doesn’t sign the loan.

The exception: your first ground-up build if you’re acting as your own contractor. For that first project, you’ll need an experienced GC. After you complete it, your track record can qualify you for the program.

Available in 37 states

Select a state to see the local construction program. Not offered in Alaska.

South

TexasTX OklahomaOK LouisianaLA ArkansasAR MississippiMS AlabamaAL TennesseeTN KentuckyKY GeorgiaGA FloridaFL South CarolinaSC North CarolinaNC

Midwest

OhioOH IndianaIN IllinoisIL WisconsinWI MissouriMO IowaIA KansasKS NebraskaNE

West

ColoradoCO New MexicoNM WyomingWY MontanaMT WashingtonWA HawaiiHI

Northeast

PennsylvaniaPA New YorkNY MarylandMD DelawareDE West VirginiaWV ConnecticutCT Rhode IslandRI MassachusettsMA New HampshireNH MaineME

More states

MichiganMI

Size your build on these terms

Prefilled with the example. It runs the program’s terms: 70% of the lot (60% without permits), 75% of the finished value, a six-month interest reserve, 9.50% and 3.00% origination.

Sizing your build on the same terms as the application. Price my next build →

Less cash or lower fees: which fits your build?

Lower cash in, lower fees, and lower monthly carrying costs don’t always come together. Here are the two ways we can structure the loan, on the example.

After one completed build you have two options: Lower Fees stays at 85% of cost with the rate dropping to 10.49% at 2% origination, or the Financed Interest Reserve goes to about 90% of the lot and build in cash (95% with the interest reserve included) at 9.50%, with 3% origination plus lender fees.

1-4 builds

Lower Fees10.49%2% origination

85% of lot + build in cash

Financed Interest Reserve9.50%3% origination + $3,490 lender fees

90.5% of lot + build in cash + $11,507 reserve

Loan to cost

85%$216,750 on this build

95% with the reserveAbout 90% in cash, $242,250 loan with the reserve in it

Completed-value cap

70%

75%Reserve included

Lot at closing

Up to 75%$6,750 here

Up to 70%60% before permits, $31,500 here

Origination and lender fees

2% origination$5,635 on this build

3% origination + $3,490$10,758 on this build

Interest while you build

You pay monthly$59 at first, $1,895 fully drawn

$11,507 reserve pays it6 months of fully drawn interest, in the loan

Cash to close

$51,619Lot down plus closing costs

$32,467Plus $10,757 of the build before the first draw

Proof of funds

$94,48815% of the budget and 6 months of interest on top

$43,224Your cash to close plus the $10,757 of the build you pay

Minimum credit

660+

680+

Fits you if

You want the lowest feesYou make the interest payments as you build

You want the payments coveredThe reserve pays the interest first, for higher fees

On this build the Financed Interest Reserve takes $19,152 less cash to close but leaves $10,757 more of the build to you before the first draw, needs $51,264 less proof of funds, and costs $5,123 more in origination and lender fees at closing.

Both columns run this page’s worked example ($45,000 lot, $210,000 build, $330,000 finished value, 690 credit), priced the same way as your term sheet, as of October 2026. Where a structure leaves part of the build to you, that amount sits under its cash to close. We price your build on both and you pick. These are two structures available through our lending network, not a comparison of every lender or program we offer.

Construction loan FAQ

How much cash do I need for my second build?

About 10% of the lot and build, plus closing costs. On the worked example ($45,000 lot, $210,000 build) that’s $13,500 down on the lot and $10,757 of the build the loan doesn’t cover, $24,257 in all. Closing costs are on top: 3.00% origination, about $3,500 in lender fees (underwriting and processing) and our broker fee. The lender checks that you have about $26,900 in the bank, and your cash to close covers that.

Does 95% loan to cost with an interest reserve mean I only bring 5%?

No. The 95% counts the financed interest reserve, which is borrowed to make your early payments. On the example the loan is $242,250: $31,500 for the lot, $199,243 for the build in draws and an $11,507 interest reserve. That’s 95% of the $255,000 lot and build with the reserve, and about 90% in cash toward the lot and build.

What is an interest reserve and who pays it back?

You do. It’s six months of your fully drawn interest payment, built into the loan to make your payments while you build: $11,507 on the example. You only pay interest on what you’ve drawn, so the payment starts small and climbs with each draw, and those six payments stretch to roughly 8 to 10 months. Your term sheet shows the starting and the fully drawn payment. The reserve comes back out of your proceeds when you sell or refinance, like the rest of the loan.

Does my one build have to be in my LLC?

Yes, for this pricing. The finished build should show your LLC on title, with the permits and the certificate of occupancy (the city’s sign-off that the house is done) to prove it. If the build was under your name or a partner’s, send it anyway and we’ll ask the lender how they’ll count it.

Can my builder’s experience count instead of mine?

Yes, if your general contractor has 5 or more completed builds in the last 3 years. The GC doesn’t sign the loan. Leverage is lower: about 89% of cost counting the interest reserve, about 84% of the lot and build in cash, 70% of the lot and about 70% of the finished value. If you’ve never built, this is the route: on a first ground-up build where you act as your own contractor, you’ll need an experienced GC.

Can I pull permits before I own the lot?

Yes. Permits pulled while the lot is under contract count, and the lot and the loan close together in one closing. With permits the lender funds 70% of the lot at closing. With a feasibility study instead (a report that the house can be permitted and built there) it’s 60%.

How do draws work and how fast do they fund?

About a week from request to money. Draws are reimbursements: you send invoices, lien waivers and photos, an inspector visits within 24 to 48 hours, and the funds land 3 to 5 business days later. There’s no minimum draw. Each draw costs about $125 to $175 for the inspection, depending on the state, plus a $30 wire.

Which states is this available in?

37 states: Alabama, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Mexico, New York, North Carolina, Ohio, Oklahoma, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Washington, West Virginia, Wisconsin and Wyoming. It isn’t offered in Alaska.

What credit score do I need?

680 or higher for the financed interest reserve structure. The real deal behind the example was 690. Below 680, the lower-fee structure prices from 650. On ground-up, your finished builds move the leverage more than the score does.

Is Capital Kings the lender?

No. Capital Kings LLC is a broker, not the lender. The lender funds the loan. We compare construction lenders from a network of 400+ for your file, and every fee is on the term sheet before you sign.

Which questions have worked examples?

Founder & CEO

Micah Foster

Micah brokers new construction, hard money and DSCR loans for real estate investors across 38 states, with most of his volume in Texas. He founded Capital Kings to give investors a broker who compares lenders instead of trying to fit every deal into one lender’s program, and every term sheet he sends is itemized down to the last fee.

Send Micah your next build →

Before you break ground

Finished One Build? Let’s Price the Next One.

About five minutes to apply. We’ll send the deal to our lending partners and show you the available structure, cash requirement and fees. No credit pull to get started.

Price My Next Build →Call (281) 636-5682 Text Micah