Houston Hard Money Lender for Real Estate Investors
Ternus is a hard money and private lender for real estate investors in Houston and the greater Houston area. We fund fix and flip, bridge, DSCR rental, portfolio and ground-up construction loans, subject to underwriting and final approval.
Fix and flip loans in Houston (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 Houston
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 Houston 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
Where we lend in Houston
We lend across Houston and the greater Houston area, subject to our county rules: the property’s county must have 100,000+ people, or border one and pass our small-county tests. Nearby: Dallas, Fort Worth, Austin, San Antonio, El Paso, all of Texas.
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 Houston investors work with Ternus
- Based in Texas. 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.
Houston hard money loan FAQs
Do you make hard money loans in Houston?
Yes. Ternus is a Texas-based lender and lends on investment properties in Houston and the greater Houston area, subject to our county rules, underwriting and final approval.
How much can I borrow to flip a house in Houston?
Up to 100% of the purchase price plus 100% of the renovation budget on qualifying deals in Houston. 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 I need flipping experience?
No. Experience sets your rate and points, not whether you qualify.
Do you offer DSCR rental loans in Houston?
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 Houston 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.