Fix and flip and hard money loan rates, updated weekly.
Real quotes from every direct lender we work with, priced every week on a sample flip. The best one is shown. No estimates.
The starting rate is the best-case deal. The table shows how experience and leverage move it.
Rates from
8.75%*
Updated weekly from live lender quotes.
Last update: November 4, 2026
* This may be for the strongest files, sometimes with a buydown.
Rates by deal
Starting rate: 780+ credit, 10+ flips, 70% of purchase
Rates from: 8.75%*
First flip
Rates from: 9.25%*
90% of purchase
Rates from: 8.75%*
* This may be for the strongest files, sometimes with a buydown. The lowest rate across the direct lenders we work with, for the sample deals described, priced November 4, 2026. Not an offer or a commitment to lend. Subject to underwriting. Your rate depends on your deal.
How the starting rate is priced
- 780+ credit score
- 10 or more completed flips
- $300,000 purchase plus $60,000 rehab
- $480,000 after-repair value (ARV)
- Loan of 70% of the purchase price plus the full rehab
- 12-month term, single-family home in Florida
What moves it
- Experience: completed flips
- Leverage: % of purchase and of ARV
- Credit score
- Loan size
- Term length
- Points paid at closing (buydown)
Rate questions
What are fix and flip loan rates today?
From 8.75% this week. This may be for the strongest files, sometimes with a buydown.
The sample flip: 780+ credit and 10 or more completed flips. Updated weekly.
Are hard money and fix and flip rates the same thing?
Yes. A fix and flip loan is a hard money loan: short-term, secured by the property and priced on the deal more than on your income.
Why do flip loans charge points?
Short-term lenders earn part of their return up front. The rate and the points together are the cost, so compare both.
Does a first flip cost more?
Usually. Lenders price experience. This week's table shows the difference for a first flip on the same deal.
What is a rate buydown?
You pay more points at closing for a lower rate. One point is 1% of the loan amount.
Is this an offer?
No. These are starting rates for sample deals. Your same-day term sheet prices your exact flip, with every cost on the loan listed.