Hard Money
Hard Money in Dallas, TX
Dallas homebuyers trust Custom Mortgage for their Hard Money needs. With deep knowledge of the local market, from Bishop Arts District to Uptown, we provide tailored solutions with rates as low as 9.875%.
Key Facts About Hard Money
CMRE hard money loans fund in as fast as 7 business days from application.
CMRE hard money requires no minimum FICO — the property equity is the qualifier.
CMRE hard money LTV reaches 80% as-is value or 90% ARV for fix-and-flip.
CMRE hard money rates start at 9.875% with 1–3 origination points.
CMRE hard money closes in LLC, trust, or corporate name with no personal title required.
CMRE hard money covers single-family, multifamily, commercial, and distressed properties.
CMRE hard money loans include 48-hour draw disbursement for rehab budgets.
CMRE is a direct hard money lender licensed in 13 states — NMLS #1556995.
Program Benefits
Close in as fast as 7 business days — same-day term sheets available.
No minimum FICO — approval based on property equity and investor exit strategy.
Up to 80% LTV on as-is value; up to 90% ARV for rehab projects.
No personal income documentation required — hard money is purely asset-based.
Loan amounts from $100K to $5M — single-family, multi-family, commercial, and land.
Interest-only payments during the term — no amortization impact during project.
No prepayment penalty after month 3 — pay off early without penalty.
48-hour draw disbursement for fix-and-flip rehab budgets.
LLC, corporation, and trust vesting accepted — no personal name required.
Bridge, fix-and-flip, ground-up construction, and foreclosure buyout programs available.
Program Highlights
Max LTV
70%
Min Credit Score
600
Max DTI
50%
Loan Amount Range
$50K - $5M
Amortization Options
Eligible Properties
- Single Family
- Multi Family
- Condo
- Townhouse
- Commercial
Program Requirements
Income Documentation
- •Proof of funds to cover closing costs and initial project expenses.
- •Demonstrated ability to manage the project, if applicable (e.g., for fix-and-flips).
- •Stable income or resources to support the loan, even if the property is not immediately generating revenue.
Asset Verification
- •Clear title to the property being financed.
- •Appraisal of the property to determine its current market value and after-repair value (ARV), if applicable.
- •Other assets may be considered to strengthen the application.
Insurance & Title
- •Hazard insurance policy covering the full replacement value of the property.
- •Liability insurance to protect against potential claims.
- •Builder's risk insurance may be required for renovation projects.
Property Requirements
- •Minimum FICO score of 600.
- •Review of credit history to assess risk and past financial behavior.
- •Emphasis on recent credit history and any prior real estate investment experience.
Hard Money in Dallas: The Complete Guide
What Is a Hard Money Loan?
A hard money loan is a short-term, asset-backed real estate loan where the property collateral — not the borrower's income or credit — is the primary qualification factor. CMRE hard money loans are designed for investors who need fast capital for acquisitions, renovations, bridge financing, or distressed property purchases. Unlike conventional mortgages, which require W-2s, tax returns, and 30+ day underwriting, CMRE hard money loans approve based on the property's current value, condition, and the investor's exit strategy. Terms run 6 to 24 months. Funding in as few as 7 business days.
Who Uses Hard Money Loans?
- •Fix-and-flip investors needing fast acquisition capital and rehab draws.
- •Bridge borrowers buying a new property before their current one sells.
- •Auction buyers who need proof of funds and 10–14 day closing capability.
- •Distressed property investors purchasing REO, short sales, or foreclosures.
- •Investors declined by banks due to income complexity (self-employed, foreign national, recent credit event).
- •Developers needing bridge financing between construction completion and permanent loan.
Hard Money Loan Terms and Rate Structure
- •LTV: 65%–80% of current as-is value. Fix-and-flip: up to 90% of ARV (After Repair Value).
- •Loan amounts: $100K–$5M. Loans above $2M may require additional equity.
- •Terms: 6 months to 24 months — short-term bridge structure.
- •Rates: 9.875%–13.99% depending on LTV, property condition, and investor experience.
- •Origination: 1–3 points. No prepayment penalty after month 3.
- •Payments: Interest-only during the term. Principal due at maturity or exit.
- •Reserves: 3–6 months PITIA required at closing depending on LTV.
ARV Calculation — How CMRE Sizes Your Loan
ARV (After Repair Value) is the estimated market value of the property after all renovations are complete. CMRE uses ARV to set the maximum loan amount on fix-and-flip projects. Example: Purchase price $300K + Rehab budget $80K = Total project cost $380K. Estimated ARV = $520K. CMRE's maximum loan = 70% × $520K = $364K. Since $300K + $80K = $380K total need, CMRE covers $364K and the investor brings $16K to closing. The lower the LTV relative to ARV, the better the rate. Investors with documented track records (3+ closed flips in the last 24 months) may access higher LTV tiers.
Hard Money vs. Conventional Investment Loans
- •Approval basis: Hard money = property equity + exit strategy. Conventional = credit score + income + DTI.
- •Minimum FICO: Hard money = none (600+ preferred). Conventional investment = 620 minimum.
- •Close time: Hard money = 7–14 business days. Conventional = 21–30 days.
- •Maximum LTV: Hard money = 80% as-is / 90% ARV. Conventional = 75% investment.
- •Loan term: Hard money = 6–24 months. Conventional = 15 or 30 years.
- •Property condition: Hard money = distressed, non-warrantable, vacant. Conventional = must appraise in current condition.
- •Best for: Hard money = time-sensitive acquisitions, distressed assets, auction buys. Conventional = stabilized rentals held long-term.
How to Apply for a Hard Money Loan with CMRE
- •Step 1: Submit property details — address, purchase price, as-is value estimate, scope of work (if rehab), and exit strategy.
- •Step 2: CMRE issues a term sheet within 24–48 hours — rate, LTV, origination, and timeline.
- •Step 3: Property appraisal or BPO (Broker Price Opinion) ordered — fast-track available in 3–5 days.
- •Step 4: Underwriting review of property value, title, and exit strategy. No personal income verification.
- •Step 5: Funding in as few as 7 business days. First draw released at closing. Subsequent draws in 48 hours.
Current Mortgage Rates
30-Year Fixed Rate
6%
as of 3/5/2026 · FRED
Est. Monthly Payment in Dallas County
$1,670/mo
Based on $348,200 median · 20% down · P&I only
15-Year Fixed Rate
5.43%
as of 3/5/2026 · FRED
Est. Monthly Payment in Dallas County
$2,266/mo
Based on $348,200 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Live Market Data: Dallas County
Source: Redfin · 2026-01-31Median Sale Price
$348,200
Median List Price
$390,000
Price / Sq Ft
$192.111
Days on Market
69
Active Listings
6,223
Homes Sold
1,117
Sale-to-List Ratio
96.7%
2025 Conforming Loan Limits: DALLAS
1-Unit (SFR)
$806,500
2-Unit (Duplex)
$1,032,650
3-Unit (Triplex)
$1,248,150
4-Unit (Fourplex)
$1,551,250
Source: FHFA 2025 Conforming Loan Limits. Loans above these limits require jumbo financing.
Hard Money in Dallas, TX
Expert mortgage solutions in Dallas. From jumbo loans in Highland Park to first-time buyer programs in Bishop Arts. Custom Mortgage & Real Estate specializes in providing high-fidelity Hard Money solutions tailored to the unique economic landscape of Dallas and the surrounding Dallas County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireDallas metropolitan area.
Hub for corporate relocation; high-balance conventional loans facilitate smooth moves.
Service Areas & Neighborhoods
Our Dallas Presence
Local Knowledge. Global Rates.
200 Crescent Ct
Dallas, TX 75201
Direct Line
877-976-5669Recent CMRE Closings in Texas
Funded TransactionsFHA 30 Year Fixed, Forney TX
Forney, TX
Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
ARV Loan Calculator
Estimate your maximum hard money loan amount based on After Repair Value (ARV). CMRE lends up to 70% ARV for fix-and-flip projects.
Common Questions About Hard Money in Dallas
CMRE funds hard money loans in as fast as 7 business days from completed application. Same-day term sheets are available. Experienced investors with prior CMRE loans may qualify for expedited underwriting in 3–5 days.
CMRE allows up to 80% LTV on current as-is value for stabilized properties. For fix-and-flip, CMRE lends up to 90% of ARV (After Repair Value), subject to the total loan not exceeding 80% of the as-is purchase price plus 100% of approved rehab budget.
No minimum FICO is required for most CMRE hard money programs. Approval is based on property equity and exit strategy, not personal credit. A credit score of 600+ may unlock better rate tiers. Borrowers with prior bankruptcy, foreclosure, or recent credit events are eligible.
CMRE hard money rates start at 9.875% and range to approximately 13.99% depending on LTV, property condition, borrower experience, and loan term. Origination points range from 1–3. No prepayment penalty after month 3. Interest-only payments during the term.
CMRE hard money loans cover single-family (1–4 units), condos, townhomes, small multifamily (5+), mixed-use, commercial, vacant land, and non-warrantable properties. Distressed, non-conforming, and auction properties are eligible — conventional lender required condition standards do not apply.
Yes. CMRE hard money loans close in LLC, corporation, or trust name — personal title is not required. Personal guaranty from the managing member or principal is required. This structure protects personal assets from liability and is preferred by most active investors.
Hard money is faster (7–14 days vs. 21–30 days), more flexible (no income docs, no FICO minimum), and works for distressed or non-conforming properties that conventional lenders decline. The tradeoff is rate — hard money runs 9.875%–13.99% vs. 7%–8.5% for conventional. It is a short-term tool for acquisition and value-add, not a long-term hold product.
CMRE funds hard money loans from $100K to $5M. Loans above $2M typically require additional equity (lower LTV) and may involve a lender syndicate for large projects. Commercial hard money loans for properties above $5M are available through CMRE's commercial lending desk.
The current national 30-year fixed rate is 6.00% (Freddie Mac PMMS). Hard Money rates in Dallas vary by loan amount, LTV, and credit profile — CMRE provides locked quotes within 24 hours of application.
CMRE typically closes Hard Money loans in Dallas within 21-30 days from application. The Dallas County market has seen home prices rise 1.8% year-over-year — having a fully underwritten approval before you write an offer is critical in this competitive environment. Our TX-licensed team coordinates title, escrow, and appraisal concurrently to minimize time-to-close.
CMRE funds hard money and bridge loans in Dallas in as fast as 7 business days. Experienced investors in Dallas County with strong equity positions may qualify for expedited underwriting.
Hard Money from CMRE in Dallas typically requires 65-80% LTV depending on property type and borrower experience. Fix-and-flip investors in Dallas County may access higher leverage with track record documentation.
Hard Money by Location
Get local rates, loan limits, and market data for Hard Money in your area.
CA
CO
GA
ID
IL
MI
NJ
NY
OH
OR
VA
WA
View county-level market data, loan limits, and mortgage rates on our territory pages.
Browse All Territories →TESTIMONIALS
Success stories from families and investors across the nation who achieved their goals with CMRE.
"I've been working with Custom Mortgage and Real Estate for over five years now, and they've totally helped me get through a bunch of tricky transactions. Their team is super helpful all the way through, making sure everything goes off without a hitch. I seriously recommend Custom Mortgage to anyone who needs financing or a solid real estate broker."
RENE M
"I just worked with Custom Mortgage and Real Estate, and seriously, I can't recommend them enough. They have helped my family and me with a bunch of transactions, always receiving results that nobody else could. Their team is super responsive and really experienced, which made everything go through smoothly with no stress at all."
ARTHUR G
"As an investor in real estate and an agent, I totally count on Custom Mortgage and Real Estate for my deals since they've got loads of experience. They have these unique programs that I just can't find anywhere else, and it really gives me an advantage. After researching a number of companies, the offers from Custom Mortgage were the best out there."
