Florida · Fix and Flip
Florida fix and flip loans.
Purchase and renovation in one loan for houses and 2-4 unit property bought to resell. Up to 90% of total cost, rehab released in draws against completed work, $1M to $5M, closing in about two weeks on a clean file.
By David Hodara ·
90% LTC
Max leverage
$1M-$5M
Loan range
24-48h
Term sheet
~2 weeks
Clean-file close
Florida fix and flip market context
A Florida flip at this size is usually a dated house in a strong school zone or a waterfront neighborhood, bought below finished value and brought to current standard. We size the loan on total cost (purchase plus the renovation budget, up to 90%) and test it against the resale value, so a thin spread shows up at term sheet stage rather than at sale.
The Florida-specific risks are known in advance. Coastal renovation can trigger flood-zone rules on substantial improvement, permits and inspections set the pace more than contractors do, and insurance has to be bound on a property that is about to be under construction. Florida's documentary stamp tax (70 cents per $100 on the deed, 60 cents in Miami-Dade) is paid again when the house is sold, so it belongs in the resale budget as well as the purchase.
Non-US investors flip in Florida on the same terms as US investors, through a US LLC and without a US credit history. One point specific to them: when a foreign person sells US real property, the buyer withholds part of the price under FIRPTA unless a withholding certificate is obtained, so the exit timeline and the cash at sale should be planned with a US tax adviser before the purchase.
Typical loan products for Florida fix and flip
Each deal gets routed to the product structure that fits. Most fix and flip deals in Florida use one of the following.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Florida fix and flip from outside the US
We finance fix and flip in Florida for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Florida markets we actively fund
We work fix and flip deals across Florida, with deepest lender relationships in the metros below.
Florida fix and flip FAQ
How much of a Florida flip can be financed?
Up to 90% of total cost, meaning purchase plus renovation, with the renovation funded in draws after each stage is completed and inspected. The loan is also checked against the resale value, and on a narrow spread that check is the one that sets the amount.
How fast can a Florida fix and flip loan close?
A term sheet in 24 to 48 hours and closing in about two weeks on a clean file. The usual delays are insurance binding on coastal property and title on auction purchases.
Does a first-time flipper qualify?
Experience changes the terms more than it changes the answer. A sponsor with completed projects gets more leverage; a first project is looked at on the budget, the contractor and the resale value, and usually carries more equity.
What if the flip does not sell?
If the house rents, the exit becomes a DSCR refinance at up to 80% LTV. We ask for the fallback at term sheet stage because it changes how the loan is sized.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can a foreign national finance fix and flip in Florida?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Other Florida asset classes
Got a Florida fix and flip deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.