Texas Hard Money Loans — Approved on the Asset, Not the Borrower

A hard money loan is an asset-based loan secured by real estate. Unlike conventional loans, approval is based primarily on the value of the property — not your credit score, income documentation, or tax returns. If the equity is there, we can fund it. We are a direct hard money lender in Texas — not a broker, not a marketplace. We underwrite, fund, and service every loan in-house. That means faster decisions, no added broker markup, and one person — Daniel Peterson — who handles your fil

Hard Money Loan Programs Texas

Purchase + rehab financing for investors flipping houses in Texas. Up to 90% of purchase, 100% of rehab. Based on after-repair value (ARV). Close before your competition. Short-term bridge financing 6–36 months. Buy before you sell, stabilize before you refinance, or acquire while conventional financing is being arranged. Fast close, interest-only available.

Property Types We Fund

Single-family rentals, duplexes, triplexes, fourplexes. Fix & flip or hold. Fast close wins deals at auction and on the MLS. Retail, office, warehouse, industrial, mixed-use. Asset-based approval on equity and property value — no income docs.

Frequently Asked Questions

A hard money lender is a private lender — usually an individual or company — that makes asset-based real estate loans. Unlike banks, hard money lenders focus on the property's value and equity rather than the borrower's credit score or income. We are a direct hard money lender in Texas, not a broker. We fund our own loans. Yes — this is one of the primary reasons borrowers use hard money. We have no credit minimum. Recent foreclosure, bankruptcy, collections, and judgments are all consider

Hard Money Loans Texas — Same-Day LOI

No credit minimum. No tax returns. No income verification. Close in 5–10 days. Direct lender since 1998. Daniel Peterson | Commercial Loans of Texas | Direct Lender since 1998

What is a hard money commercial loan?

A hard money loan is an asset-based loan secured by commercial real estate. We lend based on the property value and your equity position — not tax returns or income verification. These loans typically close in 7–14 days.

How fast can you close a hard money loan in Texas?

We close most hard money commercial loans in 7–14 business days. The key factors are a clear title search and a clean appraisal or BPO. We have closed some deals in as few as 5 days.

Do I need good credit for a hard money loan?

No. Hard money loans are asset-based. We focus on the property value, your equity position, and your exit strategy — not your credit score. Borrowers with recent foreclosures, bankruptcies, or low FICO scores regularly qualify.

What is the maximum LTV on a hard money commercial loan?

We lend up to 70% LTV on most commercial property types in Texas. Land loans are typically 50–65% LTV. Loan amounts range from $150,000 to $10 million+.

Do you charge upfront fees on hard money loans?

No. We never charge upfront application or processing fees. You pay nothing until your loan closes. Our fees are collected at closing from loan proceeds.

Hard Money Loans Texas
No Credit Check — No Tax Returns — Fast Close

Asset-based hard money lending across all of Texas — Houston, Dallas, San Antonio, and every county.
Our hard money programs approve on the asset alone — no tax returns, no credit check required.
We also have programs with rates below bank rates and terms up to 30 years for qualified borrowers.

Get a Same-Day LOI — Free Quote 📞 877-895-3634

Direct Lender Since 1998 No Tax Returns Required No Credit Check Asset-Based Approval Same-Day LOI All Texas Counties Up to 65% LTV Interest Rates Lower Than Many Banks Up to 30-Year Fixed Terms Available Foreign Nationals Welcome Brokers Welcome — We Pay Referral Fees

Hard Money — Approved on the Property, Not Your Background

Banks take 60–90 days and turn away anyone with credit issues or complex income. Hard money closes in weeks and looks at one thing: the asset.

🚫 No Credit Check

Hard money approval is based on property value — not your score. Past bankruptcy, foreclosure, or no credit history — none of it matters.

📄 No Tax Returns

No income verification. No W-2s. No 2 years of returns. We underwrite the asset, not the borrower's financial history.

⚡ Same-Day LOI

Call us about your property and we'll issue a letter of intent the same day. No weeks of back-and-forth.

🏎 Fast Closings

Hard money closes in weeks — not the 60–90 days banks take. When a deal can't wait, hard money is the answer.

💰 No Upfront Fees

No application fee. No processing fee before closing. Nothing out of pocket to get started.

📍 All Texas Counties

Houston, Dallas, San Antonio, Austin, Fort Worth — and every county statewide. We lend where others won't.

📈 Beat the Bank — Rate & Term

Not all our programs are hard money. Some offer interest rates lower than many banks — AND terms up to 30 years fully amortized. Ask us which program fits your deal.

Hard Money Loan Programs We Close

Every program below closes without tax returns or credit approval. Direct lender — no middlemen.

Bridge Loans

Short-term financing while you arrange permanent funding. Close now — refinance later.

6–24 month terms

Fix & Flip

Purchase and rehab financing. Approved on after-repair value (ARV) — not current condition.

Fast draw schedule

Cash-Out Hard Money

Pull equity from commercial or investment property fast. No income docs, no credit check.

Same-day LOI

Land & Lot Loans

Raw land, commercial lots, and undeveloped parcels. Banks won't touch it — hard money will.

Up to 50% LTV

Distressed Property

Foreclosure, REO, or properties in poor condition. Hard money funds what banks refuse.

All credit

Fast Close Deals

Competitive situations where speed wins. Same-day LOI and close in weeks — not months.

No income docs

Need to close fast?
Same-day LOI — no upfront fees — no credit check.

Get a Free Quote 📞 877-895-3634

Who This Is For

If any of these sound like you, call us today.

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Real estate investor who needs to close fast — deal won't wait for bank underwriting

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Bad credit or past foreclosure — hard money looks at the asset, not the score

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Self-employed with no documentable income — hard money doesn't require it

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Own land or raw property that banks won't finance — we fund hard-to-place deals

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Fix & flip investor who needs purchase plus rehab financing in one loan

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Foreign national with Texas real estate — we lend to non-US citizens and non-permanent residents

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Broker with a client who can't get bank approval — we pay referral fees

Common Questions

What borrowers ask before calling.

What's the difference between hard money and a regular commercial loan?

A bank loan qualifies you on income, credit, and financial history — and takes 60–90 days. Hard money qualifies on the property value alone, closes in weeks, and doesn't require tax returns or a credit check. Higher rate, faster close, less documentation.

Do I need good credit?

No. Hard money is asset-based — we approve on the property's value and your equity. Past bankruptcy, foreclosure, low score, no score — none of it disqualifies you on our hard money programs.

How fast does hard money close?

Same-day LOI once we review your property. Closings typically run 2–4 weeks — far faster than the months a bank takes. If your deal has a deadline, call us first.

What LTV do you lend to?

Up to 65% LTV on most hard money programs. Raw land typically up to 50% LTV. We'll run your numbers for free — just call or submit a quick quote.

Do you lend to foreign nationals?

Yes. Hard money is asset-based — approval is on the property, not the borrower's citizenship or visa status. Non-US citizens and non-permanent residents qualify on the same programs as US borrowers. If you own or are purchasing Texas real estate, call us.

Searching for a hard money lender near me?

Yes — we've been funding hard money loans across Texas since 1998. Houston, Dallas, San Antonio, Austin, and every county. No credit check, no tax returns, foreign nationals welcome. If you need a hard money lender near you for a fast close, raw land, bad credit, or a deal banks won't touch, call us for a same-day LOI.

Get Your Hard Money LOI Today

Tell us about your property — same-day letter of intent, no upfront fees.
No tax returns. No credit check. Direct lender since 1998.

📞 877-895-3634 Apply Online — 3 Minutes

Bad Credit Commercial Loans in Texas — Still Possible

A low credit score does not automatically disqualify you from commercial financing in Texas. Here's what's actually available at every credit level.

500–579

Poor Credit

Options Available ✓

• Hard money bridge loans (asset-based)
• Private money (relationship-based)
• Joint venture with stronger borrower
• Requires strong property equity (65% LTV max)

580–649

Fair Credit

Good Options Available ✓

• Hard money up to 70% LTV
• Stated income programs
• DSCR loans (some lenders)
• Higher rate but fully closeable

650+

Average–Good Credit

Full Menu Available ✓

• All loan programs available
• Stated income, DSCR, bridge
• Best rates and terms
• 75–80% LTV on most programs

Common Myths About Bad Credit Commercial Loans

MYTHYou need a 700+ credit score to get a commercial loan in Texas.

TRUTHHard money and stated income programs go as low as 500. The property's value matters more than your score.

MYTHA bankruptcy or foreclosure automatically disqualifies you.

TRUTHMany direct lenders will work with discharged bankruptcies (2+ years ago) and prior foreclosures. We evaluate the current situation.

MYTHBad credit means you'll pay 20%+ interest.

TRUTHHard money rates in Texas range from 9.99%–12.99% regardless of credit score — the property is the primary collateral.

Why Use a Direct Lender Instead of a Broker?

Commercial Loans of Texas lends our own money — we don't broker your loan to someone else. Here's why that matters on every deal.

✦ Commercial Loans of Texas — Direct Lender

✓We make the lending decision in-house — no third party to approve or deny you

✓No broker markup — the rate we quote is the rate you pay

✓Close in 7–14 days — no waiting for an out-of-state lender to review your file

✓One point of contact from application to funding — no hand-offs

✓We can structure creative deals brokers can't — because it's our capital

✓Flexible underwriting — we look at the whole picture, not just a checklist

✓Portfolio lender — we keep loans, so we care about long-term relationships

⚠ Typical Mortgage Broker

✗Submits your file to 3–5 lenders — any one can kill the deal

✗Adds 1–2 points on top of the lender's rate as their fee

✗Closing takes 45–90 days — dependent on the end lender's timeline

✗You talk to the broker, who talks to the lender, who makes the call

✗No ability to negotiate terms — locked into lender's program guidelines

✗Rigid underwriting — file gets declined if it doesn't fit a box

✗No long-term relationship — they get paid and move on

Bottom line: When you work with a direct lender, you get a faster answer, a lower rate, and someone who actually has skin in the game. We've been direct lending in Texas since 1998 — not brokering, not selling your loan to Wall Street. Your loan stays with us.

The Questions Serious Borrowers Ask

Beyond the basics — answers to the harder questions about commercial financing in Texas.

Yes. We lend to newly formed LLCs regularly. The property qualifies, not the entity. We look at the deal — purchase price, ARV, rental income, and your personal guaranty. Your LLC doesn't need tax returns, bank statements, or P&Ls. Most of our borrowers use LLCs for asset protection and we're set up to underwrite them from day one.

Not automatically. Discharged bankruptcy (2+ years ago) is workable on hard money and stated income loans because we're not underwriting to Fannie Mae guidelines. We look at: the reason for the bankruptcy, your equity in the deal, your exit strategy, and your experience. A single medical bankruptcy with a strong deal behind it is very different from a pattern of financial defaults.

Cross-collateralization is allowed on our portfolio loans — meaning equity in another property you own can serve as additional collateral instead of cash. Gift funds are case-by-case depending on the loan type. For hard money fix-and-flip, we typically require the borrower to have some skin in the game (minimum 10–15% of project cost from own funds), but creative structures are possible.

Hard money and stated income rates run 9–14% vs. 7–8% bank rates — roughly 2–5% higher. But compare the full picture:

Speed: We close in 5–15 days. Banks take 45–90 days. On a competitive deal, speed is worth $10,000+.
Access: Banks decline self-employed borrowers, LLCs with no history, and non-standard property types. We say yes where they say no.
Terms: 1–3 year bridge vs. 30-year bank. You're not paying 12% for 30 years — you're paying it for 6 months to bridge to a refinance or sale.

On a 6-month flip with $50K profit, paying an extra 3% annualized costs ~$6,000. The profit math still works overwhelmingly.

Most of our bridge and hard money loans have no prepayment penalty after a short lock period (typically 3–6 months). We want you to pay off fast — it frees capital for us to redeploy. For longer-term commercial loans (5+ years), there may be a step-down prepay. We'll always disclose this on your term sheet before you commit to anything.

Typical all-in closing costs on our loans:

Origination: 1.5–3 points (1 point = 1% of loan amount)
Appraisal: $400–800 for residential, $1,500–3,500 for commercial
Title & escrow: $800–1,500
Recording/doc fees: $200–400

No junk fees. No application fees to start. We give you a full fee breakdown on your term sheet.

For a preliminary term sheet we need:

Property address
Purchase price or current value
Loan amount requested
Your intended use (flip, rental hold, refinance, bridge)

That's it. No tax returns, no financial statements, no application fee. We'll respond within 24 hours with whether we can do it and at what rough terms.

Yes — we've closed in 3 business days. The variables: title search turnaround (usually 3–5 days in TX), appraisal or inspection scheduling, and how fast you return signed docs. If you have a clean title, a cooperative seller, and we've already pre-qualified you, a week is realistic. Tell us your closing deadline upfront and we'll tell you honestly if we can hit it.

Yes — vacant properties are our specialty. Banks won't touch them. We lend on the after-repair value (ARV), not the current as-is condition. A vacant building with $0 income today but $200K ARV after renovation is a deal we do every month. The key is a realistic rehab budget and a clear exit strategy (sell or refi to a permanent loan).

Mixed-use: yes, routinely. Gas stations: yes, with environmental review. Special-purpose (churches, car washes, daycares): case by case — these have limited resale markets so we underwrite more conservatively. The rule of thumb: if it generates income and has Texas real estate as collateral, talk to us. We'll give you a fast yes or no rather than making you wait 3 weeks to find out.

Have a question that's not here? Call or submit your deal — we answer in plain English, same day.

Submit Your Deal →

Texas Commercial Loan Rates — August 2026

Direct lender rates updated weekly. No broker markups. All programs close in-house.

Loan Type	Rate Range	Max LTV	Term	Min Loan	Best For
Hard Money Bridge	9.99%–12.99%	70%	12–24 mo	$100K	Fix & flip, fast close, distressed
Stated Income CRE	7.49%–9.99%	75%	5/25, 10/25	$150K	Self-employed, no tax returns
DSCR / Rental	6.99%–8.99%	80%	30yr fixed	$100K	Buy & hold investors, cash flow
SBA 504	Prime + 1.5%–2.5%	90%	10–25 yr	$500K	Owner-occupied, low down payment
Commercial Cash-Out Refi	7.25%–10.5%	70%	5–10 yr	$200K	Pull equity, fund next deal
Construction / Land	10.99%–13.99%	65%	12–18 mo	$250K	Ground-up, lot acquisition
Portfolio / Blanket	7.99%–10.49%	70%	5–30 yr	$500K	5+ properties, cross-collateral
Foreign National	8.99%–12.99%	65%	5–10 yr	$200K	No US credit, overseas investors

Loan Type

Rate Range

Max LTV

Term

Min Loan

Best For

Hard Money Bridge9.99%–12.99%70%12–24 mo$100KFix & flip, fast close, distressed

Stated Income CRE

7.49%–9.99%

75%

5/25, 10/25

$150K

Self-employed, no tax returns

DSCR / Rental

6.99%–8.99%

80%

30yr fixed

$100K

Buy & hold investors, cash flow

SBA 504Prime + 1.5%–2.5%90%10–25 yr$500KOwner-occupied, low down payment

Commercial Cash-Out Refi

7.25%–10.5%

70%

5–10 yr

$200K

Pull equity, fund next deal

Construction / Land

10.99%–13.99%

65%

12–18 mo

$250K

Ground-up, lot acquisition

Portfolio / Blanket7.99%–10.49%70%5–30 yr$500K5+ properties, cross-collateral

Foreign National

8.99%–12.99%

65%