Hard money and commercial real estate loans
Texas hard money funded from our own book. Commercial loans placed nationwide. $100K to $100MM+.
- Fix and flip, construction, bridge and DSCR rental, in Texas
- Multifamily, SBA, retail, office, industrial and hospitality, all 50 states
- Investors, builders and business owners. No owner occupied lending.
Four questions, forty seconds
You should not have to know the product name to ask for the money.
- What are you financing?
- What does the money need to do?
- When does it have to close?
- How much do you need?
No fee. No credit pull. No obligation either way.
What are you trying to get done?
Find the situation that sounds like yours. We will name the product.
“I need to close before a bank could”
A bridge loan funds on the asset. Auctions, expiring contracts, off market deals and assignments.
Bridge loans Renovation“I am buying it to fix and sell”
Up to 90% of the purchase price and 100% of the rehab budget, funded by draw.
Fix and flip loans Build“I am building from the ground up”
Up to 85% of total project cost. Infill houses, townhomes, build to rent and small multifamily.
Construction loans Hold it“My tax returns will not qualify me”
A DSCR loan qualifies on the rent instead of your income. No tax returns, no limit on how many you own.
DSCR rental loans Equity“I need cash out of a property I own”
Cash out refinancing up to 70% of value on investment property, including property you bought with cash.
Cash out bridge Maturity“My loan matures and I need time”
A bridge pays off the maturing note and buys months to finish leasing, finish the work or close the permanent loan.
Bridge loans Apartments“I am buying an apartment building”
Fannie Mae, Freddie Mac, HUD, bank and bridge from five units up. Non recourse and interest only available.
Multifamily loans Own your building“I am tired of paying rent”
SBA 504 and 7(a) let an operating business buy its own building with as little as 10% down.
SBA loans Better debt“I want a better loan than my bank offered”
One quote is not a market. We take the file to the desks that cover your asset and bring back the real options.
Commercial loansNot sure which one you are? Answer four questions and we will route it for you.
Texas loans we fund ourselves
Four short term products, funded from the Matador Note Fund. One credit box, one underwriter, no table lender behind the curtain.
| Program | Loan size | Leverage | Term | Property |
|---|---|---|---|---|
| Fix and flip | $100K to $3MM | 90% purchase, 100% rehab, 75% ARV | 12 to 18 mo | 1 to 4 unit residential, small mixed use |
| Ground up construction | $250K to $5MM | 85% of cost, 70% of finished value | 12 to 24 mo | Infill homes, townhomes, build to rent, small multifamily |
| Bridge | $100K to $5MM | Up to 75% of value | 12 to 24 mo | Stabilized and transitional investment property |
| DSCR rental | $100K to $3MM | Up to 80% of value | 30 yr | Rentals and portfolios, held in an LLC |
Texas property only. Leverage shown is a maximum, not an offer. Actual terms depend on the asset, the plan and the borrower.
Commercial real estate loans in all 50 states
We package the file once, shop it to the desks that cover your asset class, and put the real quotes in front of you on one page.
Multifamily loans
Fannie Mae, Freddie Mac, HUD and FHA, bank and credit union debt, plus value add bridge.
Multifamily financing Owner occupiedSBA 504 and 7(a)
Up to 90% financing when your business occupies the building. Long amortization, low down payment.
SBA loans Income propertyRetail, office and industrial
Net lease, strip centers, medical and professional office, flex and warehouse.
Income property loans SpecialtyHotels and special use
Flagged and independent hotels, self storage, mobile home and RV parks, car washes, healthcare.
Special use financing TransitionalCommercial bridge and construction
Larger balance bridge, lease up, repositioning and ground up, with the exit built in.
Bridge and construction All programsThe full capital stack
Agency, CMBS, life company, bank, credit union, SBA, USDA B&I, mezzanine and preferred equity.
Commercial overviewFrom submission to wire
The same five steps whether we are funding the loan or placing it. The difference is who says yes at step three.
Submit the deal
Four routing questions, then a short deal profile: address, numbers, exit and experience. No credit pull, no document dump, no fee.
Screened by a credit officer
A person reads it against the live credit box and tells you what is missing. If it is outside the box, you hear that first, not last.
Term sheet or quote comparison
Hard money gets a term sheet. Commercial gets a side by side of the real quotes we pulled, with the structural trade offs written out.
Diligence and third parties
Appraisal or BPO, title, insurance, entity documents and a track record check. Your processor is a person with a name.
Fund, then draw
Wire to title, then draws against completed work. When the project stabilizes, the same team refinances you into long term debt.
Certainty, and an exit you can name
Most private lenders sell the loan the week it closes, so the credit box is not really theirs. Our Texas hard money comes from the Matador Note Fund, a private credit vehicle built to hold this paper. When we say yes, nobody else has to agree.
On the commercial side the value is coverage, not speed. One bank quotes one box. We take a packaged file to the desks that want your asset class this quarter and bring back a comparison, including the trade offs that never show up in a rate sheet: recourse, prepayment, reserves and reporting.
- Real underwriting up front. Deals are screened against a written credit box, not a feeling.
- A defined exit before we fund. Sale, DSCR refinance, bank or agency debt. A bridge loan without a landing is a problem with a maturity date.
- Terms that hold. What is on the term sheet is what is at the closing table.
- One intake, both markets. You do not have to know what a DSCR loan is to ask for the right one.
- Broker protected. Bring us your client and they stay yours. Fees in writing, no circumvention, no marketing to your database.
Where our own money goes
Direct lending is Texas, statewide. These are the four metros we see the most deals in.
Houston
Harris, Fort Bend, Montgomery, Galveston and Brazoria counties.
Houston lending North TexasDallas and Fort Worth
Dallas, Tarrant, Collin, Denton and Rockwall counties.
DFW lending Central TexasAustin
Travis, Williamson, Hays and Bastrop counties.
Austin lending South TexasSan Antonio
Bexar, Comal, Guadalupe and Medina counties.
San Antonio lendingWe also lend across the rest of the state, including El Paso, Corpus Christi, Lubbock, Amarillo, Waco, Killeen, Beaumont, Midland, Odessa, Laredo, McAllen and Brownsville. Rural and tertiary Texas is considered with adjusted leverage.
Questions we get every week
What is the difference between hard money and a commercial loan?
Hard money is short term debt underwritten mostly on the property: what it is worth today, what it will be worth finished, and how the loan gets paid off.
A commercial loan is longer term debt underwritten on the property’s stabilized income and the borrower’s balance sheet. It is cheaper and the process is longer. Neither one is better. Hard money on a stabilized building is expensive, and bank debt on a short fuse contract is not realistic.
Do you lend in my state?
Hard money, meaning the loans we fund with our own capital, is Texas only. Commercial financing is brokered in all 50 states. A rehab or bridge deal outside Texas is still worth sending, because we place those with bridge desks rather than funding them ourselves.
Do you lend to first time investors?
Yes, with adjusted leverage. Experience is priced, not required. A borrower with no completed projects typically starts around 80 to 85% of purchase with 100% of rehab rather than 90%, and we want to see cash for the down payment, closing costs and a real contingency. Partnering with an experienced operator or a licensed general contractor usually restores full leverage.
Will you lend on a property I live in?
No. Every loan on this site is made for business, commercial or investment purposes only, and none may be secured by your primary residence or a property occupied by you or your family. Our consumer mortgage affiliate Matador Lending handles home loans under a different set of rules.
What does a hard money loan cost?
Pricing moves with leverage, experience, asset type and term. Expect origination points paid at closing, an interest rate above conventional, a fixed administrative fee (currently $1,595), plus third party costs: appraisal or BPO, title, insurance and legal. Every number is itemized on the term sheet before you spend a dollar. No application fee, no upfront diligence deposit.
What do you need from me to quote a deal?
The address, the purchase price or current value, the rehab or construction budget if there is one, the loan amount you want, how the loan gets paid off, and a short note on what you have done before. On commercial, add a rent roll and trailing twelve months of operating statements. That is enough to give you a real answer.
Every deal gets a real answer
Tell us the property, the plan and the number you need. A credit officer reads it and tells you what it will support.
- Texas hard money. A term sheet from the people who fund the loan.
- Commercial, all 50 states. Quotes from the desks that cover your asset.
- Outside the box? A straight reason, and usually a name that does fund it.