Hard Money Loan Programs Texas | All Property Types | No Credit Check
Hard Money Loan Programs in Texas
We offer one straightforward program: asset-based hard money loans up to 65% LTV on any real property in Texas. No credit check. No income verification. The property is all that matters.
Points & Fees on a Hard Money Loan — What's Actually Negotiable
"Points" get quoted like a fixed cost, but the real number on your term sheet moves with deal quality, experience, and loan size more than most first-time borrowers expect. Here's what actually drives the number, and where there's real room to negotiate.
A point is 1% of the loan amount, charged up front at closing — on a $300,000 loan, 2 points is $6,000. Points exist because a hard money lender's return comes from a mix of the interest rate and the upfront fee, not the rate alone, since these are short-term loans where interest income over 6-12 months alone often wouldn't cover the lender's underwriting and servicing cost. Typical hard money points run 1.5-4, with the exact number driven by loan size, leverage, and risk profile more than any fixed schedule.
What Actually Moves the Number
Larger loans typically see lower point percentages (though a larger dollar amount) since fixed underwriting costs spread across more principal. A track record of completed deals with this lender, or hard money generally, usually earns a real discount on the next deal — repeat, reliable borrowers cost less to underwrite and are a known quantity. Lower leverage (a bigger down payment or more equity in the deal) reduces the lender's risk and often reduces points along with it. And a shorter requested term can sometimes trade for a point reduction, since it shortens the lender's capital-at-risk window.
Where Negotiation Actually Works — and Where It Doesn't
Asking a lender to simply lower points with no other change rarely works — it's not a haggling exercise. What does work: offering more skin in the game (lower requested leverage), bringing a completed deal history to the table, or trading points for rate (some lenders will let you buy down points by accepting a slightly higher rate, or vice versa, depending on how long you expect to hold the loan). The math on that trade depends entirely on your actual hold period — a longer hold favors lower points/higher rate, a fast flip favors the opposite.
Are points paid out of loan proceeds or out of pocket at closing?
Almost always financed into the loan itself rather than paid separately out of pocket — confirm this specifically on your term sheet.
Do points get refunded if I pay the loan off early?
No — points are an upfront origination cost, not prepaid interest, so they're not refundable on an early payoff regardless of how quickly you exit.
Is a lower-points offer from another lender always the better deal?
Not necessarily — compare the full package (points, rate, term, draw fees, extension fees) rather than points in isolation. A low-points, high-rate loan can cost more on a longer hold than the reverse.
Want a Real Points-and-Rate Quote on Your Deal?
Tell us the loan size, leverage, and your track record — we'll give you an actual number, not a generic range.
Financing a Multi-Lot Subdivision — and Getting Lots Released as You Sell
Buying a tract to subdivide and sell off individually is a different animal than a single fix-and-flip — the loan has to be structured from day one around how and when individual lots get released as they sell, not just how the whole tract gets repaid at the end.
A subdivision loan secures the entire tract at closing, but almost no subdivision deal makes sense if every lot has to stay locked to the loan until the very last one sells. A partial release clause — negotiated into the loan documents up front, not requested after the fact — sets a per-lot release price that lets you pay down a proportional (or front-loaded) chunk of the loan and get that lot's lien released free and clear, so it can close to its buyer without dragging the rest of the tract's financing into the transaction.
How Release Pricing Actually Gets Set
Release prices are rarely a flat even split of the total loan across all lots. Lenders typically front-load the release price on the first lots sold — above their pure pro-rata share — specifically so the loan balance de-risks faster than inventory depletes. That protects against a slow sell-through on the back half of the development leaving the lender under-secured. Getting this schedule negotiated correctly before you close, with real numbers instead of a vague formula, is the single most important part of structuring a subdivision loan.
What We Look At
Beyond the release schedule itself, we underwrite the plat and any remaining entitlement or infrastructure work (roads, utilities, drainage) needed before individual lots are sellable, your absorption assumptions for how fast lots will actually move in that submarket, and whether the release pricing still leaves the lender reasonably secured on the slowest-selling lots. A subdivision loan that's underpriced on release terms is a common reason these deals stall mid-project.
Can I get a partial release added to my loan after closing if it wasn't in the original terms?
Sometimes, but it's a renegotiation, not a formality — get the release schedule locked in before you close whenever possible.
Does horizontal development work (roads, utilities) get financed separately from the land acquisition?
It can be rolled into the same facility or financed as a separate draw-based line depending on scope — we structure it based on your actual development budget and timeline.
What happens if a lot sells for less than its assigned release price?
You'd need to cover the shortfall from proceeds or negotiate an adjustment — this is exactly why realistic absorption and pricing assumptions matter before you close, not after a lot is under contract.
Have a Subdivision or Multi-Lot Deal to Finance?
Tell us the tract, the lot count, and your sell-through plan — we'll structure the release schedule around it.
Selling a property mid-loan, adding a partner, or moving title into an LLC? Here's how loan assumption and transfer-on-sale actually work on a hard money loan.
Most hard money notes contain a due-on-sale clause, meaning the loan becomes payable in full the moment title transfers — unlike some conventional loans, a hard money loan is rarely designed to be assumed automatically by a new buyer. That said, "not automatic" isn't the same as "impossible." Lenders routinely approve a structured assumption or entity transfer when the underlying deal still makes sense — the borrower is simply asking the wrong first question if they assume the note is locked to the current owner no matter what.
Common Situations That Trigger This Question
The most frequent scenario is a mid-project sale: an investor starts a fix-and-flip, gets partway through renovation, and gets an offer to sell before completion — sometimes to a partner or another investor who wants to finish the project themselves. A second common case is moving title from an individual name into an LLC for liability protection after closing, which technically triggers the same due-on-sale language even though the beneficial owner hasn't changed. A third is adding or removing a partner on title mid-loan.
What Actually Happens
For a genuine third-party sale, the incoming buyer typically needs to qualify for a new loan in their own name — we underwrite them the same way we'd underwrite any new borrower, then pay off and replace the existing note at closing. For an entity transfer where the beneficial owner isn't really changing (individual to their own single-member LLC, for example), we can often process a straightforward loan modification instead of a full new underwrite, since the risk profile hasn't meaningfully shifted.
Will I get hit with a prepayment penalty if the note gets paid off early due to a sale?
Depends on the note — some hard money loans carry a short minimum-interest period, others don't. Check your note's specific terms, and ask before you're under contract to sell.
Can my buyer just take over my existing loan at my rate?
Only through a formal assumption approval, and only if we underwrite them independently — rates and terms are not automatically inherited.
Does moving title into my LLC after closing violate my loan?
Technically it can trigger the due-on-sale clause — call us before you do it so we can process it as a modification instead of a surprise default notice.
Selling mid-project or restructuring title?
Talk to us before the transfer happens — most of these situations have a clean path if we know in advance.
Hard Money Loans With No Credit Check — What That Actually Means
Asset-based lending does not price off your credit score, which is
why investors describe it as a no-credit-check loan. That is close to true, and the
part that is not true matters — so here is exactly what we look at and what we
ignore, before you spend a week finding out.
What decides your loan
Equity in the property. Your down payment on a purchase, or
real equity on a refinance. This is the single biggest factor.
The property itself — value, condition, location and how
quickly it could be resold if it came back to us.
Your exit. A sale, a refinance into long-term debt, or
stabilised rent. A loan with no exit is the one we decline.
Experience. Previous projects help your terms. First-timers
still close, generally at lower leverage.
Ability to carry payments through the term, including the
interest reserve if the property produces no income yet.
What does not decide it
Your FICO score. No minimum. Scores in the 500s close here
every month.
Debt-to-income ratio. We are not underwriting your
household budget.
Tax returns and W-2s. Not required. Self-employed,
1099 and entity borrowers are the norm, not the exception.
Medical collections, charge-offs or a thin file. Not
relevant to an asset-based decision.
A past bankruptcy or foreclosure, once it is discharged
or completed.
The honest caveat
We do generally pull credit, and we will not pretend otherwise. We are looking for
three specific things: an open bankruptcy, a foreclosure currently
in process, and judgments, tax liens or unpaid property taxes that would cloud
title at closing. Those affect whether the deal can close at all, not what it costs.
Nothing else in the report changes your rate.
If a lender tells you there is no credit pull whatsoever, ask how they plan to clear
title. Texas hard money is asset-based, not blind.
Do you pull my credit at all?
Usually yes, but not to price the loan. We look for items that affect the collateral or the exit — an open bankruptcy, a foreclosure in process, unpaid property taxes, or judgments and liens that would cloud title. A low score on its own does not decline a deal here.
What is the minimum credit score?
There is no score floor on an asset-based loan. Experienced investors with scores in the 500s close with us regularly. What moves your terms is equity, exit and experience — in that order.
What do you check instead?
The property value and condition, your down payment or existing equity, the rehab budget if there is one, how the loan gets repaid, and whether you have done this before. We also verify you can carry the interest payments during the term.
Can I get a hard money loan with a recent bankruptcy or foreclosure?
Often yes, once it is discharged or completed. An open bankruptcy is a genuine obstacle because the court controls the asset. Tell us where it stands on the first call and we will tell you straight away whether it is workable.
Is a no-credit-check loan more expensive?
Hard money is priced above bank debt because it is short-term, interest-only and secured by an asset rather than a credit profile — not because your score is low. Two borrowers with very different scores and the same deal get very similar terms from us.
Tell us the property and your down payment. We will tell you yes or no today —
and your score will not be the reason either way.
Ten Questions to Ask a Hard Money Lender Before You Sign
Every one of these has a right answer, and a lender who dodges any
of them is telling you something. Ask them in this order — the first two eliminate
most of the problems in this industry.
Are you the lender, or are you brokering my loan?
Both are legitimate, but they behave differently when a condition needs to change three days before closing. A direct lender can decide; a broker has to go and ask, and you will not be in the room. Ask plainly, and ask whose money funds the wire.
What do I pay before I have terms in writing?
The correct answer is nothing. Application fees, "processing" fees, commitment fees and due-diligence retainers collected up front are the single most common pattern in advance-fee lending fraud. Appraisal and title are real third-party costs — they should be payable to the third party, not to the lender.
Who makes the credit decision, and have they read my file?
Ask for a name and a role. If the person you are talking to cannot tell you who decides, your file has not been underwritten yet — you are still talking to sales.
What is the all-in cost, not the rate?
Points, origination, document, processing, inspection and draw fees, plus any exit or prepayment charge. A 10% loan with four points and a six-month minimum interest clause can cost more than a 12% loan without them. Get the total in dollars for your actual term.
How do draws work, and how fast are they?
On a rehab or construction loan this matters more than the rate. Ask who inspects, how they are scheduled, how many days from request to wire, and whether you fund the first stage yourself. A lender with slow draws will stall your contractor.
What is the actual term, and what happens if I need longer?
Rehabs run late. Ask the extension terms and cost before you sign, not in month eleven. A written extension option is worth real money.
Is there a prepayment penalty or minimum interest period?
If you plan to sell in four months, a six-month minimum interest clause quietly adds two months of payments to your cost. This is the most commonly missed term in hard money.
Have you funded a deal like mine, in this market, recently?
Not total volume. A lender with a large multifamily book and no experience with rural land or a strip centre is the wrong lender for yours, however impressive the numbers sound.
Can I speak to a borrower you funded this year?
A real lender can produce one. Ask about surprises at closing and how draws went — not whether they were happy.
What kills this loan?
The best question on the list. A lender who has read your file can name two or three real risks in a sentence each. Vague reassurance means nobody has looked yet.
Our answers, in one paragraph
We are a direct Texas hard money lender. There are no upfront fees
— nothing is payable to us before you hold written terms, and appraisal and title
are paid to those vendors. The person who reads your file can approve it. Minimum
loan is $100,000. Terms, points, draw process and any minimum interest period are
stated in writing before you sign anything, and we will tell you on the first call
if your deal does not work here.
Roughly half the investors we fund live somewhere else. Texas
works for them because there is no state income tax, prices are reasonable relative
to rents, and closings are fast. These are the six things that catch out-of-state
buyers, in the order they cause problems.
You do not need to be a Texas resident — or come to Texas
We fund non-resident investors routinely. Title companies here close remotely as a matter of course: documents are sent to a notary near you, or to a remote online notary where the title company permits it. Most of our out-of-state borrowers never see the closing table.
Hold title in an entity, and register it properly
An out-of-state LLC can own Texas property, but if it is doing business here it generally needs to register with the Texas Secretary of State as a foreign entity and maintain a registered agent with a Texas address. Sort this before closing — an unregistered entity on the deed creates title and enforcement problems later, and lenders will ask.
There is no state income tax, but property tax is the highest cost
Texas has no personal income tax, which is a real part of the investment case. It funds local government through property tax instead, and effective rates in many counties run roughly 1.5% to 2.5% of assessed value. Investors from low-property-tax states routinely underwrite Texas deals with a number that is half what they will actually pay. Pull the county appraisal district figure for the exact parcel — not a state average — and check whether the seller held an exemption you will lose.
Insurance is not a rounding error here
Hail and wind drive Texas premiums well above what coastal-California or Midwest investors expect, and coastal counties add windstorm coverage. Get a real quote on the specific address during your option period. A builder's risk policy is required while a property is under renovation, and a vacant property on a standard landlord policy may not be covered at all.
Foreclosure is fast, which cuts both ways
Texas is a non-judicial foreclosure state — a lender can complete a trustee sale on the first Tuesday of a month with roughly three weeks' notice, without going to court. That is why hard money here is quick and competitively priced. It is also why your exit plan needs to be real: there is far less runway than in a judicial state if a project stalls.
Line up boots on the ground before you close
The single biggest predictor of a failed out-of-state project is not financing — it is having no one local. A general contractor you have checked, a property manager, and someone who can physically look at the building. We inspect for draw purposes, not for you.
Where we lend: our hard money and bridge lending is on
Texas property — you can live anywhere. Minimum loan $100,000,
no upfront fees, and we will tell you on the first call whether the deal works.
Call 800-547-9081 or send it through the
written quote form. If you are not sure the
numbers work, say so — we would rather talk you out of a bad deal than fund it.
Condo Conversion Bridge Loans in Texas
A condo conversion takes an existing building — most often an apartment complex, sometimes an older hotel
or a half-vacant office building — and repositions it into individually titled condominium units sold to
separate owners. It's a fundamentally different play than new construction: the shell already exists, the
value-add is in unit-level renovation, mechanical separation, and the legal work of creating a
condominium regime, and the exit is a string of individual retail sales rather than a single
stabilized-asset refinance or bulk sale.
Why Banks Pass on This Deal Type
Banks like collateral they can categorize cleanly: an apartment loan, an office loan, a construction loan.
A conversion in progress is none of those — it's a multifamily or commercial asset mid-transition to a
for-sale product, with an uncertain absorption schedule and a blanket lien that has to release units one
at a time as they close. That "moving target" collateral profile, combined with a business plan that
depends on retail sale velocity rather than lease-up, is exactly the kind of deal conventional CRE
underwriting is built to decline rather than price.
The Texas Legal Mechanics
Converting a building to condominium ownership in Texas means recording a condominium declaration under
the Texas Uniform Condominium Act, platting the individual unit interests and common-element percentages,
and forming the homeowners' association that will govern the property going forward — all before the
first unit can close to an individual buyer. None of that paperwork moves quickly, and a lender unwilling
to fund past the point where a clean, bank-financeable single asset exists is a lender who can't carry a
conversion project through its most legally complex phase.
What the Bridge Actually Funds
Beyond acquisition of the underlying building, conversion capital typically covers unit-level renovation
(finishes, appliances, in some cases separating shared mechanical systems so each unit can be individually
metered for utilities — a common requirement before individual units can be sold and financed
separately), common-area and amenity upgrades that support a higher per-unit sale price, and carrying
costs during the legal conversion process itself. Draw-based hard money structures this the same way we
structure any value-add renovation loan — funds released against completed, inspected work — while
building in the release-price mechanics a conversion actually needs: as each unit sells, a
pre-negotiated release amount pays down the blanket loan rather than requiring the entire balance to be
retired before any capital comes back to the sponsor.
Office-to-Condo: A Growing Variant
Underused office buildings converting to for-sale residential condos has become a more common conversation
in Texas metros with soft office occupancy, alongside the more traditional apartment-to-condo play. The
underwriting logic is the same — real estate collateral, a value-add buildout, and a retail-sale exit —
but office-to-residential conversions carry their own added complexity around plumbing/riser
relocation, egress and window requirements for habitable space, and floorplate depth, all of which needs
an experienced sponsor and a lender comfortable underwriting an unconventional collateral transition.
Exit Strategy
The exit on a condo conversion isn't a single refinance event — it's a sequence of individual unit sales,
each one closing with its own buyer and, typically, its own conventional mortgage. The hard money bridge's
job is to carry the sponsor from acquisition of the whole building through legal conversion and
renovation to the point where individual units are ready to list and close, releasing loan balance unit
by unit along the way rather than waiting for one final payoff.
Restaurant & Food Service Real Estate Hard Money Loans in Texas
Restaurant real estate is one of the hardest property types to finance through a bank — not because the building
is a bad asset, but because banks underwrite the business sitting inside it. Restaurant failure-rate
statistics scare conventional lenders off even strong locations, and any hint of a startup concept, a first-time
operator, or a change of use gets a fast decline. Hard money solves this because we lend against the real
property — the building, the land, the improvements — not the P&L of the restaurant operating inside it.
What We're Actually Financing
A hard money loan on a restaurant property is a real estate loan, full stop. We're not underwriting the
liquor license, the point-of-sale numbers, or the franchise agreement — those stay with the operator and any
business-side lender they use. What we lend against is the acquisition price or appraised value of a
freestanding restaurant building, a retail or strip-center bay being converted to food service, or an
existing restaurant shell being repositioned for a new concept. That distinction is what lets us close in
days instead of the 60-90 days a bank spends trying to underwrite a restaurant's future revenue.
The Buildout Problem Banks Won't Touch
Converting a vanilla retail box into a working kitchen means grease trap installation, Type I hood and
exhaust systems, upgraded electrical service for cooking equipment, ADA-compliant restroom counts, and a
walk-in cooler pad — all of it inspected and signed off before a Certificate of Occupancy is issued for food
service use. Every one of those line items is a real cost against the real property, and every one of them
has to clear a local health department and building inspection before doors open. Draw-based hard money
financing is built for exactly this kind of sequenced, inspection-gated construction — funds release as
each phase passes inspection, so the lender's exposure tracks completed, verified work rather than a
projection of future restaurant sales.
Texas-Specific Timeline Risk
Texas restaurant projects carry two permitting tracks that rarely move on the same calendar: the local
health department's food-service permit and, for anywhere alcohol will be served, TABC licensing. TABC
applications routinely take weeks to months depending on the county and whether the location requires
posted notice or has any protest window. A conventional construction loan with a hard maturity and no
tolerance for permitting delay can put a deal in default before the doors even open. Hard money bridge
terms are structured with that reality in mind — short initial terms with extension options tied to
milestones, not a fixed close-of-escrow assumption that ignores how long TABC and local health inspections
actually take.
Exit Strategy
Once a restaurant location has occupancy, a functioning kitchen, and — ideally — a few months of lease or
operating history, it becomes a much more financeable asset to a conventional CRE lender or an SBA 504/7(a)
lender if the borrower also owns the operating business. The hard money bridge exists specifically to get a
property from "vacant shell with permitting risk" to "stabilized, occupied restaurant real estate" —
the point at which long-term, lower-cost capital actually wants the deal.
Veterinary Clinic & Animal Hospital Hard Money Financing
Veterinary real estate has become one of the more active corners of commercial acquisition in Texas over
the last several years, driven by both independent practitioners buying their own building and the
national wave of private-equity veterinary roll-ups acquiring standalone hospitals and consolidating them
under regional platforms. Both buyer types run into the same wall with conventional bank financing:
closing timelines that don't match a competitive acquisition, and appraisal/underwriting processes that
don't know what to do with a building full of surgical suites, imaging rooms, and boarding kennels.
Specialized Buildout, Real Collateral
An animal hospital is not a generic medical office. Surgical suites need dedicated ventilation and
scrub-sink plumbing; digital radiography and ultrasound rooms often need shielding and electrical upgrades
beyond standard office wiring; boarding and recovery kennel runs need washable flooring, drainage, and
sound-dampening construction to satisfy both code and neighboring-tenant noise complaints; and many
clinics need a fenced outdoor relief yard. All of that is real, appraisable improvement value — exactly the
kind of asset-based collateral hard money is built to lend against, regardless of whether a bank's
standard medical-office comp set knows how to price it.
The Zoning & CUP Timeline Problem
Because of the noise, odor, and outdoor-animal-area considerations, a meaningful number of Texas
municipalities classify animal hospitals and boarding kennels as a conditional use rather than a
by-right use in standard commercial and retail zoning districts — meaning a hearing, posted notice, and
planning-commission approval before a Certificate of Occupancy can even be pursued. That process can run
months longer than a typical retail or office build-out approval, and it's exactly the kind of open-ended
timeline a bank construction loan with a fixed draw schedule and hard maturity date is not built to
absorb. A hard money bridge, sized and structured around the real estate rather than a projected practice
revenue ramp, can carry a deal through CUP approval and buildout without forcing a refinance race against
an arbitrary calendar.
Acquisition-Plus-Real-Estate Scenarios
A common structure we see: a veterinarian (or a consolidator) is acquiring both the practice and the real
estate it sits in at the same time, on a compressed seller timeline. Practice-acquisition lenders and
banks move at very different speeds and rarely close simultaneously without friction. Financing the real
estate piece separately through a hard money bridge lets the real property close on the seller's schedule
while the practice-side financing (SBA, a specialty veterinary lender, or a PE platform's own capital)
catches up behind it — then refinances the real estate into permanent debt once both pieces are stabilized
under common ownership.
Exit Strategy
Stabilized veterinary real estate with an operating, licensed practice inside it is a well-understood asset
class to SBA 504/7(a) lenders and to conventional medical-office CRE lenders — both routinely finance
owner-occupied and investor-owned veterinary buildings once the CUP/zoning question is resolved and the
clinic has occupancy. The hard money bridge's job is simply to get the property from raw acquisition or
mid-buildout to that stabilized, licensed, occupied point.
Reviews
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★★★★★
“I strongly recommend Commercial Loans of Texas! Daniel was instrumental in the acquisition of a hard-money bridge loan in 2016.”
DDDerek DiazGoogle Review
★★★★★
“We Are Thankful for Dan Peterson and the team of underwriting who have given us the monies to consolidate our debt. Thank you.”
JLJesus LifeGoogle Review
★★★★★
“Got a challenging loan approved and closed. Best customer service. They get'm DONE in a timely manner. Thank you!⭐️⭐️⭐️⭐️⭐️”
NJnicole johnsonGoogle Review
★★★★★
“Dan Peterson was great to work with, closing my commercial loan refinance just as I needed. Thanks Dan!”
MMMike McAdaGoogle Review
★★★★★
“Very helpful in understanding would recommend anybody that doesn't have the best way home”
KCKirk CarlsonGoogle Review
★★★★★
“Every step from LOI through closing was guided with great service. "Just Right"”
MSMark SpenceGoogle Review
★★★★★
“Thank you Dan Peterson. You sent me in the right direction. I appreciate…”
KYKymGoogle Review
★★★★★
“great experience will do further business with Dan.”