What private money rates are you actually getting funded on fix & flips right now?

Question

Hey BP community,

First time posting in the flipping forum. Trying to get a real pulse on private money rates for rehabs in early 2026.

From the deals closing lately I'm seeing:
• 10% – 12.5% interest-only on solid projects
• 1-3 points
• 7-14 day funding
• High LTVs still available (up to 100% purchase + rehab on strong ARVs)

What rates and terms have you guys been closing at on your recent flips?

Especially curious about Florida and Southeast numbers.

Better, worse, or same as last year? Drop your real experiences below, good, bad, or ugly. Appreciate the straight talk!

Stacy Raskin · Answer

There are fix and flip lenders who are lending up to 90% on the purchase price and 100% on the rehab (done on draws). Rates in the 9s and up as of the date of this posting. 7-14 day funding sounds about right. The exact details will depend on the property location and borrower credit profile. Happy to connect to discuss further.

Bo Smith · Answer

Richard, those numbers look about right for Southeast and Florida in early 2026, but I'm seeing a split depending on whether you're a repeat borrower or first-time with the lender. New relationships are running 12-14% with 2-3 points. If you've got track record with someone, you can push down to 10-11% with 1 point. I've been between both worlds and the difference adds up fast on a 100k rehab budget.

The other variable nobody mentions enough is how tight your underwriting is. Private lenders want to see you've got skin in the game and a real plan. If your ARV is soft or your rehab estimate looks like a guess, they're charging 13%+ regardless of your experience. I started submitting itemized rehab breakdowns by room and my rates dropped 2 points immediately. Lenders see that you're not just hoping the deal works.

One more thing -- terms are tightening on LTVs in some markets. Florida and Southeast solid deals are still getting 90-95 on purchase plus 70-80 on rehab, but uglier properties are seeing 75-80 combined max. If your property needs significant structural work or has title issues, even strong operators are getting dinged.

Are you currently borrowing from someone or are you shopping for new relationships right now?

Bo Smith · Answer

Those numbers you're seeing are pretty accurate for Q1 2026. I've been closing around 11-13% on solid deals, 2-3 points, anywhere from 7-21 day funding depending on the lender's pipeline. The 100% LTV stuff is real if your ARV is clean and your deal stacks up, but they'll stress test your exit hard. You better know your comps cold.

Florida and Southeast are slightly cheaper than where I'm working, maybe 10-12% on strong projects. But here's what matters more than the rate: who's funding fast and reliably. When you're bleeding hard money daily, waiting 30 days for wires because a lender's underwriting is slow costs you way more than 1% in interest.

My advice -- get two to three lenders qualified before you need them. Send them a deal structure, get a pre-approval letter, know exactly what they'll fund on and what they'll ask for. I've seen deals die because someone's top-pick lender suddenly got strict on LTV or wanted different docs.

How many deals are you running through right now?

J Castro · Answer

Hey @Richard Summers, your numbers align closely with what we’re seeing for early 2026, especially in Florida and the Southeast. Solid rehab projects typically land in the 10–12.5% range with 1–3 points, and funding in 7–14 days is realistic when borrower documentation is complete and submitted timely. Deals with strong ARVs and experienced flippers can still hit 100% purchase + rehab, but speed and reliability of funding often matter more than shaving a fraction of a percent off the rate.

At JCREIG Capital Funding, we work with investors on fix & flip deals with funding up to 90% of purchase and 100% of rehab, with interest rates starting in the 9–12% range. Our focus is on fast closings and smooth rehab draws, as long as borrowers provide all required documents promptly.

If you’d like, we can review your upcoming deals and match you with the right lending options to ensure quick funding and successful flips.

Warren Ifergane · Answer

Those numbers look pretty sub-par with what I’m seeing right now.

Most of the recent deals around me fall roughly in the 9.99% range with 1–2 points, depending on leverage (up to 95% + 100% of rehab) and how clean the deal is. The stronger the deal (good ARV spread, experienced borrower, light rehab), the better the terms tend to get.

The bigger difference I’ve noticed lately isn’t so much the rate — it’s speed and certainty of funding. A lot of investors seem willing to pay a little more if they know the lender can actually close quickly and keep draws moving during the rehab.

Richard Summers · Answer

Appreciate the detailed breakdown, especially the itemized rehab breakdowns by room. That’s a great tip I pass along to a lot of the flippers I work with.

Just to clarify, I’m not the borrower myself, I’m a private money broker here on the Treasure Coast. I structure and place deals for active investors who are scaling multiple rehabs right now.

I’m always looking for strong, reliable private money sources, especially ones who get the Florida/Southeast market.

Would be great to stay connected and send you some packages when I have ones that line up with what you like.

Bo Smith · Answer

Your numbers look right in line with what I'm seeing close. The 10-12.5% plus 1-3 points is standard for solid projects with experienced operators. The delta I'm noticing is really about track record and relationship. First-time flippers are pushing closer to 13-14% even on good deals, while guys with 50+ flips under their belt are still hitting 10% flat with longer terms.

The 7-14 day funding window is also dependent on having your doc package tight. I've seen deals close in 5 days with a good lender when everything's clean, and I've seen 30+ days when there's back-and-forth on the appraisal or ARV documentation.

One thing I'm being more cautious about lately: LTVs at 100% purchase plus rehab only work if your contractor's estimate is bulletproof and you have 10%+ contingency built in. I've seen projects run 15-20% over budget on the rehab side, which crushes margins fast at those LTVs. I'm steering toward 85-90% these days unless it's a cosmetic flip I've seen 100 times before.

The Southeast is still moving better than a lot of other regions. Are you seeing stronger private money appetite for specific deal types (cosmetic vs. heavy rehab, single-family vs. small multi)?

Richard Summers · Answer

Appreciate the detailed breakdown man, this is good real talk.

Especially the part about speed/reliability beating out a slightly lower rate when you're bleeding daily carry. And getting 2-3 lenders lined up ahead of time is smart as heck.

I’m a private money broker so I’m not flipping my own deals, I structure and place them for active investors. Currently running about 6–10 packages a month through my network.

Florida/Southeast at 10-12% on strong projects lines up perfect with what I’m seeing too.

What’s been your biggest frustration with lenders this year?

What private money rates are you actually getting funded on fix & flips right now?

What private money rates are you actually getting funded on fix & flips right now?

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