Published fix and flip starting rates range from 7.25% to 9.25% depending on the lender. Actual rates vary by borrower track record, loan-to-cost, property type, and deal quality. The spread between a lender's advertised floor and what a given borrower actually receives can be 2 to 5 percentage points.
This report pulls from two distinct datasets with different time horizons. Lender rates, financing coverage limits, and closing timelines are current as of June 2026, pulled directly from each lender's product page. Market benchmark data reflects ATTOM's most recently published full-year figures, which cover through 2025. ATTOM's 2025 annual home flipping report was released in March 2026; Q1 2026 market data had not been published at the time of this research.
The table below captures published rate parameters, financing coverage limits, and typical closing timelines for seven lenders as of mid-2026.
|
Lender |
Starting Rate |
Published Range |
Max LTC |
Max LTV (ARV) |
Typical Close Time |
|
8.50% |
8.5-9.99% |
90% |
75% |
3 business days (repeat) / 7 business days (new) |
|
|
7.25% |
7.25%–11.99% |
95% |
75% |
3 days (repeat) / 21 days (new) |
|
|
7.75% |
7.75%–9.99% |
90% |
80% |
5–7 days |
|
|
8.90% |
8.90%–11.99% |
93% |
75% |
2–3 days |
|
|
8.99% |
8.99%+ |
92.5% |
75% |
7–14 days |
|
|
9.25% |
9.25%–11.25% |
90% |
75% |
5–7 days |
|
|
9.24% |
9.24%–12.99% |
85% |
75% |
10–21 days |
|
|
National Market Range |
— |
7.25%–12.5%+ |
Up to 95% |
65%–80% |
2–21 days |
Starting rates reflect best-case pricing for the most qualified borrowers on the strongest deals in the best markets. Rates are as of June 2026 and subject to change. Verify current terms directly with each lender before making any financing decision.
Lima One's 7.25% floor applies to borrowers with a documented record of multiple completed flips in the prior 36 months. Most active investors should expect to land above any lender's advertised floor.
Easy Street Capital and Kiavi both close in under a week in part because they do not require third-party appraisals. In-house valuation models cut out the 7 to 10 business day appraisal delay that extends timelines at lenders like Lima One and RCN Capital.
Lima One offers 95% LTC at a 7.25% starting rate because it prices primarily on borrower experience. Kiavi offers 90% LTC at 7.75% through a machine learning model that weighs more than 20 inputs. Financing coverage is one variable, not the primary driver.
Every lender weighs its pricing inputs differently, but six variables consistently move a borrower's rate above the starting point. Knowing which factors apply before submitting an application gives you a clearer picture of what rate is realistic, and which to address first.
|
Rate Factor |
Low-Rate Profile |
High-Rate Profile |
Typical Rate Impact |
|
10+ completed flips in the last 36 months |
First or second project |
+0.50%–2.00% |
|
|
LTC Ratio |
70%–75% of total project cost |
85%–93% of total project cost |
+0.25%–1.50% |
|
Credit Profile |
680+ FICO |
620–640 FICO |
+0.50%–1.25% |
|
Property Condition |
Light-to-moderate rehab, stabilized asset |
Full gut renovation, heavy distress |
+0.50%–2.00% |
|
Market and Location |
Urban core, strong comparable sales |
Rural area, thin resale market |
+0.25%–1.00% |
|
Exit Strategy Clarity |
Defined sale or refinance plan |
Unspecified or speculative exit |
+0.25%–0.75% |
An investor combining a high LTC ratio, limited documented experience, a heavily distressed property, and a vague exit plan can land 3 to 5 points above a lender's published floor. The starting rate is the benchmark for the best possible combination of all six inputs at once.
Lima One, RCN Capital, Easy Street, New Silver, and Stormfield Capital all use flip count or documented experience as a pricing input. Kiavi feeds experience into its machine learning model alongside 20-plus other factors. At every lender in this comparison, more documented exits means a stronger rate position.
Private lenders are primarily asset-based, meaning the property and exit strategy drive approval.Credit profile typically shifts the rate within a range rather than determining eligibility. Most active private lenders begin reviewing files at 620 to 640 FICO, and some have no stated minimum.
Investors who plan to hold rather than sell after the rehab have to consider other financial factors. DSCR loans price the deal on rental income, not the borrower's personal income or flip track record.
The total cost of a fix and flip loan includes origination points, interest carry, and any draw or inspection fees. A 9.5% loan with 2 origination points can cost more than a 10% loan with 0.5 points on a six-month project. The table below models four rate scenarios on a $400,000 loan held for six months, consistent with the national average flip timeline.
|
Scenario |
Interest Rate |
Origination Points |
6-Month Interest Cost |
Points Cost |
Total Cost of Capital |
|
Floor-Rate Profile |
7.25% |
1.5 pts |
$14,500 |
$6,000 |
$20,500 |
|
Mid-Market Profile |
9.50% |
2.0 pts |
$19,000 |
$8,000 |
$27,000 |
|
Higher-Leverage Profile |
10.50% |
2.5 pts |
$21,000 |
$10,000 |
$31,000 |
|
Ceiling-Rate Profile |
12.50% |
3.0 pts |
$25,000 |
$12,000 |
$37,000 |
Calculations assume interest-only payments on the full loan amount for 6 months. Draw fees, extension fees, and closing costs are not included. Actual costs will vary by lender and deal structure.
The gap between floor and ceiling is $16,500 on a $400,000 loan: Against a national average gross profit of approximately $65,981 per flip (ATTOM, full-year 2025), the difference between a 7.25% floor scenario and a 12.5% ceiling scenario represents roughly one-quarter of the average deal's total profit. Rate is not a footnote in the deal economics.
Points carry more weight on shorter holds: Two origination points on a $400,000 loan held for six months equals an effective annualized fee of 4% on top of the stated interest rate. The shorter the hold, the more points matter relative to the rate itself.
Closing speed is part of the cost calculation: A deal closed three days ahead of a competing buyer at a slightly higher rate can still produce better economics when the alternative is losing the property entirely. In New York City and Northern New Jersey, where acquisition windows are short and cash buyers are active, a slow lender often costs more than a higher rate.
Fix and flip financing is one option. The alternatives each carry their own cost structure and timeline.
The table below aggregates ATTOM's annual home flipping data for the four-year period most relevant to active investors.
|
Metric |
2022 |
2023 |
2024 |
2025 |
|
Avg. Gross Profit per Flip |
$67,900 |
$72,960 |
$77,000 |
$65,981 |
|
Avg. Return on Investment |
26.9% |
27.5% |
30.4% |
25.5% |
|
Avg. Flip Timeline (Days) |
172 |
178 |
163 |
~163 |
|
Est. U.S. Properties Flipped |
407,417 |
308,922 |
~310,000 |
297,045 |
|
% of Flips Financed |
~41% |
~39% |
37% |
~37% |
The 2022 peak in annual flip volume coincided with rising rate pressure that weighed on margins through 2023. By 2024, average gross profit per flip rose to $77,000, demand picked up and inventory moved faster in active markets.
In 2022, approximately 41% of flips carried financing. By 2024 that number dropped to 37%, reflecting increased cash buyer activity in core markets.
Annual flip volume dropped from 407,417 properties in 2022 to 297,045 in 2025. That reflects higher capital costs and tighter margins.
With the average 30-year fixed rate stabilizing in the 6.5% range as of early June 2026, the rate pressure on investment capital costs has begun to come down compared to the 2023 peak. In the New York and New Jersey metro area, where acquisition prices run higher than most of the country and deal velocity is fast, the advantage of a lender who commits within 24 hours is more pronounced than in slower regional markets. For a broader look at how rate shifts are moving the market, read our breakdown of interest rates and what they mean for real estate investors.
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Last updated: June 2026