Hard Money
Hard Money Lenders in Texas — Asset-Based, Investor-Focused
Hard money loans for Texas real estate investors who need a decision based on the property, not the credit report. Asset-based underwriting. No tax returns. No paystubs. Built for time-sensitive acquisitions across Houston, DFW, Austin, and San Antonio.
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Hard Money
What is a
Hard Money Loan?
A hard money loan is a real estate loan secured by the property itself, with underwriting that emphasizes the asset's value and the deal's economics rather than the borrower's tax returns or income documentation. The term comes from the lender's primary collateral being a "hard" asset — real property — rather than the borrower's promise to repay from future earnings.
Hard money loans solve a specific problem: there are good deals — and good investors — that conventional underwriting cannot fund. A great deal at auction with a 14-day close. A self-employed investor with a complex tax return. A property in transition that does not yet meet conventional condition standards. A borrower with a recent credit event who is otherwise a strong operator. Hard money exists to fund those deals.
In Texas — where auction timelines are tight, deed-of-trust foreclosure is non-judicial, and investor competition is fierce across Houston, DFW, Austin, and San Antonio — hard money is often the only tool that gets the deal done.
See all of our Non-QM loan programs →
When Hard Money Is the Right Loan
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Time-sensitive acquisitions — auctions, off-market deals, or contracts with short closing windows
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Properties in transitional condition that do not meet conventional or DSCR habitability standards
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Borrowers with credit events — recent late payments, BK, foreclosure, or short sale within the last 24 months
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Self-employed investors with complex tax returns who would not qualify on income documentation
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Cross-collateralization opportunities where another property's equity is being used to fund a new acquisition
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Portfolio cleanup — short-term financing while a longer-term refinance or sale is structured
Hard Money Loan Terms
| Loan Amounts | $100,000 to $5,000,000+ |
| Maximum LTV | Up to 75% of as-is value (case-by-case to 80%) |
| Term | 6, 12, 18, or 24 months with extension options |
| Rates | From 8.5% (verify current pricing) |
| Payment Structure | Interest-only during the term |
| Property Types | 1–4 unit residential, multifamily 5+, mixed-use, commercial |
| Vesting | LLC, LP, corporation, or individual |
| Income Documentation | None — qualification is asset-based |
| Credit Score | Programs available from 600 FICO with rate adjustments |
| Recent Credit Events | BK, foreclosure, or short-sale eligible after seasoning |
| Time to Close | 7–10 business days on clean files |
Hard Money Loan Frequently Asked Questions
What is the difference between a hard money loan and a bridge loan?
The terms are often used interchangeably. A bridge loan emphasizes the time gap between two events; a hard money loan emphasizes that underwriting is primarily asset-based. Most fix-and-flip loans are technically both.
How fast can a hard money loan close?
On clean files with a willing seller and clear title, hard money loans typically close in 7–10 business days. Time-sensitive auction acquisitions can sometimes close faster using BPO valuations.
Do I need to provide tax returns?
No. Hard money loans are underwritten on the asset and the deal economics, not on borrower income.
Will a recent bankruptcy or foreclosure disqualify me?
Not automatically. We have programs for borrowers with credit events as recent as 24 months ago, with appropriate seasoning and rate adjustments.
What credit score do I need?
Programs are available starting at 600 FICO with rate adjustments. Best pricing at 680+.
Can a hard money loan be extended?
Yes. Most of our hard money loans include extension options at predetermined fees if the take-out timeline runs long.
Can I cross-collateralize properties?
Yes. We routinely cross-collateralize hard money loans against equity in another investment property held by the same borrower.
Does New Century Lending offer hard money loans across all four Texas metros?
Yes. We originate hard money loans across Houston, Dallas-Fort Worth, Austin, and San Antonio. Each market has its own deal dynamics — Houston for BRRRR, DFW for value-add suburbs, Austin for bridge financing, and San Antonio for fix-and-flip workforce housing.
How do Texas property taxes affect my hard money loan?
Texas effective property tax rates run 1.6%–2.5% depending on county. Our underwriting team factors actual county tax data into every Texas deal — Harris, Dallas, Tarrant, Travis, and Bexar counties all have materially different rates that affect your exit strategy and DSCR refinance qualification.
Can I get a hard money loan in Texas as an out-of-state investor?
Yes. Many of our Texas hard money borrowers are based in California, New York, and Illinois. We lend to LLCs, corporations, and individuals regardless of where the borrower is located — what matters is the deal and the asset.
How the Hard Money Loan Process Works
Step 1 — Submit the deal
Send us the property under contract, the deal economics, and your background as the operator. We do not need tax returns.
Step 2 — Term sheet, often same-day
Our underwriting team reviews the deal economics and returns a term sheet — typically same-day on submissions received before noon. Hard money programs available for Texas investment properties across Houston, DFW, Austin, and San Antonio.
Step 3 — Property valuation
We order an appraisal or, on time-sensitive deals, accept a BPO to compress the timeline. Most valuations turn around within 5–7 days. On Texas deals we factor actual county tax data — Harris, Dallas, Tarrant, Travis, and Bexar counties all have materially different effective rates that affect your exit strategy.
Step 4 — Close and fund
Title, insurance, and entity documentation run in parallel. Most hard money loans close in 7–10 business days. Closings are wired directly to title.
In Which Texas City Are You Investing?
Select your market below for city-specific hard money loan information, sample deals, and local underwriting notes.
Texas's highest-volume hard money market. BRRRR investors buy distressed assets in EaDo, Third Ward, and Acres Homes on bridge financing, then refinance into DSCR. Harris County effective tax rate: ~2.0%.
Value-add and BRRRR corridors in Oak Cliff, Garland, and Fort Worth. Hard money bridge financing for time-sensitive acquisitions in DFW's fastest-moving submarkets. Dallas County effective tax rate: ~1.8%.
Bridge financing for value-add deals in East Austin, South Lamar, and rapidly appreciating corridors throughout Travis County. Hard money closes fast in Austin's competitive market. Travis County effective tax rate: ~1.9%.
Fix-and-flip capital of Texas. Beacon Hill, Eastside, and Dignowity Hill offer the lowest entry prices in the state with strong ARV upside. Hard money is the dominant tool here. Bexar County effective tax rate: ~2.1%.
Have a Time-Sensitive Texas Deal?
Get a hard money term sheet today. Asset-based underwriting. Seven-day close. No tax returns required. Serving Houston, Dallas-Fort Worth, Austin, and San Antonio.