Best Hard Money Lenders in Texas
13 cities • 150+ lenders • Compare rates & terms
Texas is one of the most active hard money lending markets in the country, with strong demand in major metros like Houston, Dallas, Austin, and San Antonio. Texas law does not impose usury caps on commercial real estate loans, making it a favorable lending environment. Fix-and-flip investors and ground-up construction borrowers will find a deep pool of local and regional lenders across the state.
Hard Money Lenders by City in Texas
Click any city to see curated lenders active in that market.
Amarillo, TX
12 lenders
Austin, TX
8 lenders
Beaumont, TX
9 lenders
Corpus Christi, TX
10 lenders
Dallas, TX
10 lenders
El Paso, TX
16 lenders
Fort Worth, TX
9 lenders
Houston, TX
9 lenders
Laredo, TX
15 lenders
Lubbock, TX
12 lenders
McAllen, TX
9 lenders
San Antonio, TX
9 lenders
Waco, TX
10 lenders
Texas Hard Money Lending Laws
Key regulatory factors that affect hard money lending in Texas — from usury limits to foreclosure timelines.
Usury Laws
Texas has no usury cap on commercial real estate loans. The Texas Finance Code (§ 302.001 et seq.) governs interest rates but carves out commercial transactions, making Texas one of the most lender-friendly states in the country for hard money lending. There are effectively no rate restrictions for investor-to-LLC transactions.
Lender Licensing
The Texas Department of Savings and Mortgage Lending (TDSML) regulates residential mortgage lenders but commercial lenders making loans to business entities (LLCs, corps) on non-owner-occupied investment properties are typically exempt from state licensing requirements. Texas has no state-level licensing requirement for commercial private lenders.
Foreclosure Process
Texas has one of the fastest non-judicial foreclosure processes in the US — as little as 21 days. After a lender files a Notice of Sale with the county clerk at least 21 days before the first Tuesday of the month, the property can be sold at the county courthouse. No court involvement required. This speed is a major advantage for Texas hard money lenders.
Borrower Protections
Texas's unique homestead protection laws make it extremely difficult to foreclose on a primary residence for most debts — but these protections don't apply to investment properties. Once a property is classified as investment/commercial, Texas foreclosure is swift and investor-friendly with limited borrower recourse.
Frequently Asked Questions — Hard Money Lending in Texas
Texas combines no state income tax, no usury caps on commercial loans, one of the fastest foreclosure timelines in the US (21 days), and massive real estate markets in Houston, Dallas, Austin, and San Antonio. This perfect storm of investor-friendly laws and high deal volume makes Texas the largest and most competitive hard money lending market in the South.
Remarkably fast — as little as 21 days from filing a Notice of Sale with the county clerk to the courthouse auction on the first Tuesday of the month. This is among the shortest non-judicial foreclosure timelines in the entire United States. Lenders price this speed advantage into their rates, which is why Texas hard money rates (8–12%) tend to be lower than slower-foreclosure states.
Texas hard money rates typically range from 8.5% to 13%. Dallas and Houston markets are the most competitive, with rates starting as low as 8.5–9% for experienced investors. Max LTV runs 70–85% of purchase and up to 100% of rehab. Origination points: 1–2.5. Loan terms: 6–24 months for fix-and-flip; up to 36 months for ground-up construction. Fast close in 5–10 days is common with local lenders.
Many do, though first-timers typically face slightly higher rates (1–2% more) and lower LTV (65–70% instead of 80–85%). Texas's competitive lending market means several lenders specialize in working with newer investors — particularly in Dallas-Fort Worth and Houston where deal flow is high. Having a strong deal with clear comps matters far more than your track record in Texas.
Houston and Dallas-Fort Worth are tied for the most lender activity in Texas, each with dozens of local, regional, and national private lenders. Austin has strong volume but higher entry costs. San Antonio is growing fast. Fort Worth offers slightly more affordable entry points than Dallas. El Paso is a smaller market with fewer local lenders but strong value-add opportunities.