Hard Money Loans in Jonestown, TX

Financing that starts with the property

Hard money is short-term lending backed by the real estate itself, most often an investment property. Rather than leaning on tax returns or debt ratios, the lender looks hardest at what the property is worth, frequently what it will be worth once the renovation is done. Terms tend to last one to two years, payments are often interest-only, and the plan is to retire the loan through a sale or a refinance.

It is more expensive than a conventional mortgage, and we're open about that on the first call. In exchange, you get financing that can close on a house a traditional lender would pass on, one with a dated kitchen, a tired roof or a foundation question, along with room in the loan to pay for the work.

We are a small team. The loan officer who quotes your rate is the same person who reviews your numbers, orders the valuation, handles your draws and plans the exit with you. Your file never gets passed to a new desk partway through.

What your hard money loan includes

A deal review before any paperwork

We sit down with the purchase price, scope of work, rehab budget and expected resale or rental value. If the margins look thin, you hear it from us before you pay for an appraisal.

Renovation funds through draws

When the plan calls for it, part of the loan is reserved for renovation and released in stages as the work is finished. Each draw is measured against the budget you agreed to.

Written terms you can compare

Rate, points, term length, fees and any prepayment terms are set down in writing. Lay them beside another offer and the real difference is easy to see.

An exit plan from day one

Before closing, we settle on how this loan ends: a sale of the property or a move into long-term financing. If you intend to refinance, we can show you what a later conventional or bank statement loan would ask of you.

One point of contact

Your loan officer stays with the file through closing and every draw, so your questions reach someone who already knows the property.

Signs a hard money loan fits your deal

• The house won't pass a standard appraisal

  Missing systems, heavy damage or unfinished construction can stop a conventional loan cold. Hard money is built for property in that condition.

• The seller wants a quick closing

  Off-market sellers and estate sales often favor buyers who can close without a long underwriting cycle.

• You plan to sell or refinance within a year or two

  Short-term money makes sense when your exit is short-term too. If you intend to hold for years, a long-term loan usually costs less.

• Your capital is tied up in another project

  Investors working several properties around Leander, Cedar Park and Liberty Hill often use hard money to keep the next purchase moving while earlier projects finish.

• Your income is hard to document

  Because the property carries most of the weight, irregular income matters less here than on a traditional mortgage.

How a hard money loan moves from call to closing

1. 1

   Rate quote call

   You walk us through the property, the price and your plans for it. In return you get a rate quote and a straight answer on whether hard money suits this deal or something else would serve you better.

2. 2

   Numbers and documents

   We gather the purchase contract, your scope of work and budget, and basic details about you and any entity you buy through. A history of past projects helps, though first-time investors can still qualify.

3. 3

   Valuation and written terms

   We order a valuation on the property, usually with an after-renovation estimate. Your written terms reflect that value and the budget you submitted.

4. 4

   Closing and draws

   We work with the title company through closing. Once renovation begins, you request draws as stages are completed, and funds go out after each one is verified.

5. 5

   Payoff

   The loan is repaid when the property sells or is refinanced. If the schedule starts to slip, reach your loan officer early so there's still time to act on the options.

What shapes the cost of a hard money loan

Hard money pricing is built from the risk in the deal. A strong property with a clear exit and solid cash in the project prices better than a thin deal with a long, uncertain timeline. We walk through each piece on the phone so the final terms hold no surprises.

Loan-to-value

How much you borrow against the purchase price and the after-renovation value is the biggest driver. More of your own cash in the deal usually means better terms.

Your track record

Completed flips or rentals show you can manage a project. A first deal can still be financed, sometimes with a larger down payment.

Scope and condition

A cosmetic refresh carries less risk than structural work or a full gut. Larger budgets also mean more draws to manage.

Term and points

Longer terms and extension options cost more. Points paid at closing and the interest rate trade against each other, and we show you both sides.