Texas Hard Money Lender for Real Estate Investors
Ternus is a hard money and private lender for real estate investors across Texas, based in Garland in the Dallas–Fort Worth area. We fund fix and flip, bridge, DSCR rental, portfolio and ground-up construction loans in Dallas, Fort Worth, Houston, Austin, San Antonio, El Paso and markets in between, subject to underwriting and final approval.
Texas markets we serve
- Dallas hard money lender
- Fort Worth hard money lender
- Houston hard money lender
- Austin hard money lender
- San Antonio hard money lender
- El Paso hard money lender
We lend across Texas subject to our county rules: the property’s county must have 100,000+ people, or border one and pass our small-county tests.
Where We Lend
Fix and flip loans in Texas (QuickTern)
Our QuickTern fix and flip loan funds the purchase and the renovation of a 1–4 unit investment property.
- Leverage set by the property, not your credit score. We compare the after-repair value (ARV) to the county’s median sold price: up to 100% of the purchase price at 1.0x or less (capped at 95% of all-in cost), 90% above 1.0x to 1.5x, 85% to 2.0x, 80% to 3.0x, and 75% above 3.0x.
- 100% of the approved renovation budget, released in draws.
- Caps: 70% of ARV; the initial advance is up to 90% of the as-is value.
- Loan size: $50,000 to $1,000,000. Above $500,000 needs a 660 FICO, an AMC appraisal and a budget review.
- Credit: 620 minimum FICO (660 on Heavy Rehab or above $500,000). Credit does not change leverage.
- Experience: none required. Experience sets your rate and points.
- Term: 12 months, interest only, no prepayment penalty.
| Projects completed | Rate | Points |
|---|---|---|
| 0–3 | 12.9% | 3.0 |
| 4–9 | 11.9% | 2.0 |
| 10+ | 10.9% | 1.5 |
Loans under $100,000 add 1.00% to the rate. Loans above $500,000 take 1.00% and 1.0 point off, never below 10.0% and 1.0 point. Rates and fees may change before a term sheet is issued.
Full fix and flip terms · Fix and Flip Calculator
Bridge loans in Texas
For a stabilized 1–4 unit property that needs no renovation: up to 70% of the purchase price, capped at 70% of as-is value; $50,000 to $1,000,000; 12 months interest only. Rates by experience: 0–3 projects 13.9% and 4.0 points, 4–9 projects 12.9% and 3.0 points, 10+ projects 11.9% and 2.5 points. Bridge loan terms
DSCR rental loans for Texas investors
Qualify on the property’s rent, not your personal income: up to 80% of as-is value on non-owner-occupied 1–4 unit properties, terms up to a 30-year fixed rate, and rates based on credit, leverage and the property’s cash flow. Long-term rental loans · DSCR Calculator
Rental portfolio and new construction
- Portfolio loans: single-family, condos, townhomes and 5–9 unit buildings, from $55,000 per property up to a $20 million portfolio, with 3-, 5-, 7- or 10-year terms. Portfolio loans
- Ground-up construction: for investors building new. New construction loans · Construction Calculator
What you bring to closing
On a fix and flip purchase you bring the down payment (if any), closing costs (at least 1% of the loan), six months of interest, 10% of the renovation budget, and any scope above the budget. Ternus fees: $495 application; $1,995 processing ($2,495 under $100,000); $799 document preparation; $50 wire; $250 per draw.
Why Texas investors work with Ternus
- Local. Our office is at 245 Cedar Sage Dr, Suite 240, Garland, TX 75040, in the Dallas–Fort Worth area.
- Built by investors. Ternus was founded by real estate investors to fund other investors.
- Leverage set by the deal. Your credit score doesn’t change your leverage; the property does.
- In-house underwriting. On-site valuation on loans up to $500,000 instead of a full appraisal.
Texas hard money loan FAQs
Are you a hard money lender in Texas?
Yes. Ternus is based in Garland in the Dallas–Fort Worth area and lends on investment properties across Texas, subject to our county rules, underwriting and final approval.
Which Texas cities do you lend in?
Dallas, Fort Worth, Houston, Austin, San Antonio, El Paso and other Texas markets that meet our county rules.
How much can I borrow to flip a house in Texas?
Up to 100% of the purchase price plus 100% of the renovation budget on qualifying deals in Texas. The total is capped at 70% of the after-repair value and 95% of all-in cost; leverage depends on how the ARV compares with the county median sold price.
What credit score do I need?
620 minimum, or 660 on Heavy Rehab or loans above $500,000. Your score doesn’t change your leverage.
Do you offer DSCR loans in Texas?
Yes. Up to 80% of as-is value on non-owner-occupied 1–4 unit properties, with terms up to a 30-year fixed rate.
Is there a prepayment penalty?
No. Fix and flip and bridge loans have no prepayment penalty.
Get a Texas loan estimate in two minutes
All loans are business-purpose loans to entities, subject to underwriting, verification and final approval. Rates and fees may change before a term sheet is issued. Not available in every state.