Answers for
Texas Investors.

Brazos Lending is a direct, private (non-bank) hard money lender specializing in asset-backed real estate loans for investors in Texas and surrounding markets. We provide Fix & Flip, Bridge, and Construction financing from $100,000 to $2,000,000, underwritten against real property and structured around your exit strategy.

Yes — and we own it. We are a private, direct hard money lender. We use institutional-grade underwriting standards with the speed and flexibility that Texas real estate investors need. Our rates are competitive, our documentation requirements are streamlined, and our decisions are made in-house.

We primarily lend across Texas — DFW, Houston, Austin, San Antonio, and surrounding markets. We also lend in Kentucky, Tennessee, Ohio, Indiana, and select surrounding Southeast and Midwest markets. Contact us if you're unsure whether your market is eligible — we evaluate deals on a case-by-case basis.

No. Brazos Lending exclusively finances non-owner-occupied investment properties. We do not make consumer mortgage loans. All loans are business-purpose loans to real estate investors and operators.

We generally require a minimum credit score of 660. A score of 680 or higher is preferred, particularly for construction loans. We look at the full picture — credit history, equity in the deal, experience, and the strength of the property — rather than score alone.

Experience is preferred but not always required for Fix & Flip or Bridge loans. For Construction loans, demonstrated development experience is required. First-time investors with strong financials and a credible plan may be considered for Fix & Flip on a case-by-case basis.

We strongly prefer — and in most cases require — that loans be made to a business entity (LLC, Corporation, or LP). This is standard practice in hard money lending and protects both borrower and lender. If you don't currently have an entity, consult with a legal and tax professional before applying.

Brazos is primarily an asset-based lender. Underwriting focuses heavily on the property, LTV/LTC, and the borrower's equity in the deal. We review personal financial statements and tax returns to assess overall financial health but there is no minimum income requirement.

Current rates range from 11.5% to 15% across all three loan products. All loans are structured as interest-only — you pay interest on the outstanding balance monthly and repay principal at maturity or upon sale/refinance. Rates depend on deal characteristics, borrower profile, and market conditions.

Fix & Flip: up to 90% LTC and 70% ARV. Bridge: up to 85% of as-is value. Construction: up to 90% LTC and 70% of completed value. Conservative LTV assumptions are a core underwriting principle at Brazos Lending.

Bridge loans generally do not carry prepayment penalties. Fix & Flip and Construction loans may have a short minimum interest period (typically 3 months). Specific terms are outlined in each loan's term sheet.

Yes. Extensions are available subject to review of project status, borrower performance, and market conditions. They are not automatic — extensions require a formal request and are approved at our discretion. Extension fees typically apply. Communicate proactively if you anticipate needing more time.

Non-owner-occupied SFR, condominiums, townhomes, and 2–9 unit multifamily properties. We also finance ADU construction. We do not finance commercial properties, industrial assets, or owner-occupied residences.

We can close in as fast as 7 business days for straightforward deals with complete documentation. Construction loans typically take 14–21 days. Our in-house underwriting means no waiting on committees or third-party approvals.

A Brazos Lending lending advisor will review your inquiry and contact you the same business day. We'll ask follow-up questions about the deal and — if it looks like a fit — issue a preliminary term sheet. From there, we move into underwriting and documentation.

No. A preliminary term sheet is a non-binding indication of interest. A formal loan commitment is issued after full underwriting — property valuation, title review, and borrower due diligence.

Origination fees (points) typically range from 1.5 to 3 points (1 point = 1% of loan amount). Specific fees are outlined in your term sheet and clearly disclosed before you proceed — no surprises at the table.

In addition to origination fees: appraisal ($500–$1,000+), title insurance and search, recording fees, inspection fees (for construction draws), and legal/closing costs. Your lending advisor will walk you through expected costs when issuing a term sheet.

Yes. All Brazos Lending loans are interest-only. You pay interest on the outstanding balance monthly with no principal amortization. The full balance is due at maturity. This maximizes your monthly cash flow during the project period.

Construction funds are disbursed in draws tied to verified project milestones. You submit a draw request identifying completed scope of work. An independent inspector verifies completion, and upon approval, funds are released promptly. Draw requests are typically processed within 2–5 business days of inspection.

Contact your lending advisor immediately. Proactive communication gives us the most options. Late payments incur fees as outlined in your loan documents, and continued non-payment can result in default proceedings. We always prefer to work toward a resolution.

Yes — and that's often the designed exit. Once a property is stabilized, renovated, or constructed, borrowers frequently refinance into a DSCR rental loan, conventional mortgage, or agency financing. Brazos is your bridge to permanent capital. We can provide guidance on what the refinancing market looks for so you can plan your exit from day one.