Current New Braunfels hard money guidelines, updated from one source.
The values below come from Lendmire’s centralized hard money standards source and update on their own when current program guidance moves. Final terms remain specific to the borrower, the property, the documented track record, and the selected lending partner.
Maximum loan-to-cost
Top tier for investors with five or more completed projects; 90% with two or more. First-time investors qualify at lower tiers.
Maximum bridge leverage
Purchase without rehab, measured against both the purchase price and the value. Property that needs time rather than work, refinanced once stabilized.
Maximum cash-out LTV
Cash-out and refinance ceiling against current value. Proceeds depend on the payoff, costs, the exit, and complete underwriting.
Minimum FICO
Additional conditions apply under 660. Underwriting is asset-based; the published floor does not by itself reach the top leverage tier.
Every fix-and-flip tier is separately capped at this share of the after-repair value.
Released in draws against completed, inspected work — not at closing.
Interest-only payments; no prepayment penalty.
Current standard-program snapshot · updated August 28, 2026. Loan amounts up to $5,000,000, larger by exception. Ground-up construction up to 90% of cost for builders with three or more completed projects, to 10 units. Figures are outer bounds, not offers; Lendmire is a mortgage broker, not a lender.
Business-purpose financing available in 40 markets, including Washington, D.C. In New Braunfels, Census estimates put the population near 104,643, the median owner-occupied value around $339.4K, median gross rent near $1,654, and renters in about 34.7% of households — market context for a hard money file, not project underwriting.
What a New Braunfels hard money loan is — and how the approval works.
A hard money loan is short-term, business-purpose financing secured by non-owner-occupied real estate. Personal-income calculations are not the starting point; the property, the purchase price, the budget, the after-repair value, and the exit are — and the investor’s documented experience is weighed after them.
The asset and the plan lead the analysis
Three questions carry the file: what the property is worth today, what it will be worth after the work, and whether the budget and timeline can close that gap. A stronger answer to each can mean more leverage.
Leverage is tiered by documented experience
The highest leverage tiers belong to investors with a record of completed projects. First-time investors qualify at lower tiers rather than being turned away, and the snapshot above shows where each tier stands today.
Rehab funds in draws, not at closing
The rehab portion pays out as work is finished and inspected, not at the closing table. That is why the budget, the scope, the contractor, and the draw schedule are in the file from the beginning.
The exit is underwritten alongside the loan
A sale or a refinance into long-term financing repays the note, and lenders look for that path before closing. Mapping the refinance early is where a broker who works both products earns the fee.
Total project cost generally means the purchase price plus the rehab or build budget. The investor’s experience tier caps loan-to-cost, and each tier is separately capped as a share of the after-repair value. The live program cards above show the current ceilings; the calculator below lets you model your own New Braunfels project. The lender sets the final numbers from the appraisal, the scope of work, and the complete file.
A local market with several distinct project types.
New Braunfels brings together established neighborhoods, newer subdivisions, workforce housing, and blocks where older housing stock creates renovation demand. Each project type carries its own purchase, rehab, resale, and refinance considerations.
Citywide figures provide general market context, not project-level underwriting. A lender still evaluates the subject property’s purchase price, scope of work, after-repair value, exit, and program eligibility.
Data source: U.S. Census Bureau QuickFacts — New Braunfels, ACS 5-Year 2020–2024: total population, renter-occupied share of occupied housing units, median value of owner-occupied housing units, and median gross rent.
Distinct New Braunfels submarkets, distinct project considerations.
Hard money lenders in New Braunfels, TX see very different projects across the city: cosmetic flips, full renovations, small multifamily repositions, and new construction. Purchase prices, renovation scope, resale depth, and refinance demand all shape how each file is underwritten.
The Vacation-Rental Zone
New Braunfels carries meaningful vacation-rental demand, which changes the exit on a renovation: a refinance into short-term-rental financing is as common as a resale. Association rules, insurance, and the booking calendar are reviewed next to the after-repair value.
Workforce Single-Family
The workforce neighborhoods of New Braunfels are where first and second projects tend to start: manageable purchase prices, cosmetic to moderate scope, and two exits — a sale to an owner-occupant or a refinance into a rental loan. The after-repair value still needs nearby sales behind it.
The Suburban Ring
In New Braunfels’ suburban ring, the buyer at the end of a project is usually an owner-occupant, so lenders underwrite full renovations to the resale exit and bridge purchases to a refinance once the house is stabilized.
Newer Stock and Light Rehab
Newer subdivisions in New Braunfels rarely need a gut renovation; the hard money use here is a bridge purchase or a light rehab that stabilizes quickly and refinances into long-term financing. Leverage follows the experience tier, and the exit is usually the refinance.
Condominium and Association Projects
Condominium projects in New Braunfels bring association documents, budgets, and rental rules into the file. Lenders review them alongside the scope of work before setting leverage, and the exit is usually a resale.
Infill and Ground-Up Construction
New Braunfels has infill and teardown opportunities that suit ground-up construction; leverage follows the builder’s completed projects and is capped against the completed value, with plans, budget, and exit reviewed next to the land.
Eligible investment-property projects throughout the New Braunfels area, from the core to the surrounding towns, can also be reviewed. Availability remains subject to the property, the program, and the current lending footprint.
What it looks like in this market.
Three composite projects built from how investors actually buy, renovate, and refinance here, each mapped to the leverage tier and exit that fits it.
Renovation with a short-term-rental exit
In New Braunfels, a dated vacation property is renovated on hard money and refinanced into short-term-rental financing instead of resold; the association package and insurance are reviewed with the scope of work.
Fit: purchase plus rehab · STR refinance
Infill construction, builder tier
A New Braunfels infill build: land plus construction budget on one loan, leverage set by the builder’s completed projects and capped against the completed value, draws against inspected progress, and a resale or rental-refinance exit.
Fit: construction · completed-value cap
First flip, cosmetic scope
A first New Braunfels project: a dated single-family purchase with a cosmetic budget, one loan for purchase and rehab at the first experience tier, draws released as work is inspected, and a resale to an owner-occupant at the accepted after-repair value.
Fit: purchase plus rehab · first-tier leverage
Four ways New Braunfels investors can use hard money.
Four transaction paths cover most eligible New Braunfels investment properties. The structure that fits depends on the project, the after-repair value, the investor’s experience, credit, reserves, and current lender guidelines.
Fix-and-flip loans
One loan covers the purchase and the rehab budget, with the rehab funded in draws against completed work. The investor’s experience tier sets the leverage, capped against the after-repair value.
Bridge purchase loans
Close on a New Braunfels property that needs time rather than work — vacancy, condition, or a seller who will not wait for a conventional file — and refinance into long-term financing once it is stabilized.
Cash-out and refinance
Access equity in a paid-off or lightly leveraged investment property for the next purchase or rehab, within the cash-out ceiling shown above; the sale or refinance that repays the note is reviewed with the loan.
Ground-up construction
Ground-up residential construction up to the unit count in the snapshot, with leverage tiered by the builder’s completed projects and capped against the completed value, and the build budget funded in draws.
Model a New Braunfels project before requesting a quote.
The calculator preloads editable New Braunfels sample assumptions for purchase price, rehab budget, and after-repair value, and its leverage tiers refresh from Lendmire’s centralized hard money standards source. Change any field; the result is a leverage estimate, not a loan offer.
New Braunfels hard money calculator
Enter the purchase price, the rehab or build budget, and the after-repair value you expect the appraisal to support. The result is the estimated maximum loan at the selected experience tier, before closing costs and reserves.
Leverage tiers displayed here are the current program ceilings drawn from Lendmire’s centralized hard money standards source.
The New Braunfels starting assumptions are illustrative, derived from the citywide median owner-occupied housing value; every field is editable.
This is an illustrative leverage estimate, not a cost quote or a loan offer. The ceilings are outer bounds tiered by documented experience; the actual loan amount, draw schedule, reserves, and eligibility are set by the appraisal, the scope of work, and complete underwriting by the selected lender.
What lenders still review after the leverage math.
The loan-to-cost ceiling matters most, but it is only one part of the file. A complete New Braunfels hard money review also weighs the investor’s track record and liquidity, the property’s current and after-repair value, the scope of work, and the exit.
Same investment property, different point in its life.
Short-term and asset-based. The lender underwrites the purchase, the budget, the after-repair value, and the exit, sets leverage by documented experience, and funds the rehab in draws. Designed for property that is not yet stabilized.
Long-term and cash-flow-based. When the property is renovated and rented, a DSCR loan qualifies on the rental income relative to the monthly payment, which is the typical take-out for a completed New Braunfels hard money project.
New Braunfels projects often run on both: hard money to buy and renovate, then a DSCR refinance once the rent roll is stabilized. Lendmire arranges both, so the exit is planned before the first draw is funded.
What to prepare for a New Braunfels hard money review.
Documentation varies by lender, but these four categories give an investor a practical starting point before requesting a project-specific quote.
This is a preparation guide rather than a universal checklist; the selected lender may request more based on the property, the borrower, the entity, the project, and what underwriting finds.
Local details that can change the leverage decision.
Costs, property characteristics, and project logistics particular to New Braunfels can materially change a hard money result or a property’s eligibility. Go through the practical issues below before relying on a target leverage or a projected after-repair value.
Use these checks to keep the New Braunfels file clean and fundable.
Because treatment varies by lending partner, the goal here is not to promise a universal outcome but to spotlight the main issues an investor should resolve before closing.
After-repair value support
The lender’s after-repair value — from an appraisal or valuation and recent comparable sales — caps every leverage tier, and it will not match an optimistic projection. In New Braunfels files, an unsupported value is the most frequent reason the loan comes in below expectations.
Scope, budget, and draw inspections
The draw schedule comes from a line-item scope of work with a contingency, a contractor, and a realistic timeline. Because draws release only against completed, inspected work, a thin budget or a missing permit stops the project, not just the file.
Coastal insurance, flood, and wind
Coastal New Braunfels projects add wind and flood exposure to the builder’s-risk or vacant-property coverage the lender requires. Premiums, deductibles, and availability change the carrying-cost budget and can affect the rental refinance that repays the note, so settle the insurance picture before closing.
Entity vesting and title
Business-purpose loans are commonly vested in an LLC or other entity, with personal guarantees from the members. Formation documents, ownership information, and clean title should be in hand before closing so the entity does not become the reason a closing slips.
The vacation-rental exit
When a New Braunfels renovation will be held as a vacation rental, the refinance that repays the hard money note is underwritten on the property’s rental prospects, association rules, and insurance. Map that exit before the first draw so the term is never a surprise.
From a New Braunfels project to closing.
Lead with the property and the plan, weigh the available structures, document the project, and move through underwriting toward closing and the exit.
Run the project
Send the New Braunfels property details — purchase price, budget, after-repair value, experience, credit range, and the planned exit.
Compare partners
Lendmire weighs multiple hard money and private money options for leverage, draw process, experience fit, and property appetite.
Document the project
Assemble the appraisal or valuation, scope of work, contractor, insurance, title, entity, and asset documentation the lender requires.
Close and exit
Lock the structure, fund the purchase, draw against inspected work, and carry out the sale or refinance that retires the note.
A brokerage built around investor projects.
New Braunfels projects range from a first cosmetic flip to ground-up construction and multi-property portfolios. Those files do not all belong with the same lender.
Partner comparison
Lendmire can compare multiple hard money and private money partners instead of forcing every New Braunfels project into one institution’s box.
Investor specialization
Leverage, experience tiers, draw mechanics, entity vesting, reserves, property type, and the exit that repays the note are the focus of the review.
The exit, planned early
Because Lendmire also arranges DSCR financing, the refinance that repays the hard money note can be planned before the purchase closes.
Trusted by buyers & investors alike.
New Braunfels hard money loan FAQs
Purchase, rehab, construction, entity, leverage, and exit questions come up constantly from New Braunfels investors; the answers below address them. Final program terms remain project-specific.
Can I use a hard money loan to buy a New Braunfels fix-and-flip property?
Yes. Eligible New Braunfels investment properties can be bought and renovated on a hard money loan through select lending partners: one loan for the purchase and the rehab budget, rehab funded in draws against completed work, and leverage tiered by documented experience and capped against the after-repair value in the current snapshot.
How do I compare hard money lenders in New Braunfels, TX?
Weigh the terms that actually move your result — the leverage tier your documented experience qualifies for, how draws are inspected and released, how the after-repair value is set, which property types and New Braunfels neighborhoods the lender will fund, and how the exit is underwritten. Lendmire compares multiple hard money and private money partners on exactly those factors before placing a file.
Do I need experience to get a hard money loan in New Braunfels?
No — first-time investors are eligible. Leverage is tiered by documented completed projects, so a first project qualifies at a lower tier than an investor with a longer record. The current snapshot shows where each tier sits today, and the calculator lets you model a New Braunfels project at your own tier.
What is the exit on a New Braunfels hard money loan?
A sale once the renovation is complete, or a refinance into long-term financing — typically a DSCR loan on a rented New Braunfels property. Lenders expect to see that path before closing, and because Lendmire arranges the DSCR refinance too, the exit is planned before the first draw.
Does coastal insurance affect a New Braunfels hard money project?
It can — wind, flood, and builder’s-risk coverage on a coastal New Braunfels property raise carrying costs and can change the exit, particularly when the take-out is a rental refinance. Lenders want that insurance picture settled before closing, not uncovered mid-project.
Can hard money fund ground-up construction in New Braunfels?
Yes. Eligible ground-up residential builds in New Braunfels can be financed up to the unit count in the snapshot, with leverage tiered by the builder’s completed projects and capped against the completed value; plans, budget, builder experience, and the exit are all reviewed with the land.
Can I use hard money on a New Braunfels vacation rental?
Yes. An eligible non-owner-occupied vacation property in New Braunfels can be bought and renovated on hard money; the exit is usually a refinance into short-term-rental financing or a resale, and association rules, insurance, and the rental calendar are reviewed alongside the after-repair value.
How are rehab draws funded?
The rehab portion of the loan is held back at closing and released against completed work, usually after an inspection or documented progress. The draw schedule is agreed up front from the scope of work, which is why a line-item budget and a contractor are part of the file from the start.
Is a hard money loan a consumer mortgage in New Braunfels?
No. Hard money and private money loans through Lendmire are business-purpose loans on non-owner-occupied New Braunfels investment property. They are not consumer mortgages, and the property cannot be the borrower’s residence.
What documents does a hard money lender typically ask for?
Expect identification and credit authorization, entity documents for an LLC, a record of completed projects, the purchase contract or payoff, a line-item scope of work and budget, contractor information, comparable sales behind the after-repair value, proof of the cash to close, and insurance and title information. The lender may request more based on the project.
Bring the New Braunfels project. We will help structure the financing.
Bring a fix-and-flip, bridge purchase, cash-out, or ground-up construction scenario; an initial review requires no credit pull and no commitment.
This page is New Braunfels-specific — for guidelines and scenarios statewide, visit Hard Money Loans in Texas within Lendmire’s hard money loan program.
Also in New Braunfels: DSCR Loans in New Braunfels, TX