If you’re planning to flip a house – buy a property, renovate it, and sell it for a profit – understanding your financing options is essential. In this Redfin article, we’ll break down the most common types of loans for flipping houses, how to qualify, and what to watch out for when borrowing. Whether you’re renovating a home in Detroit, MI, or transforming a fixer-upper in San Antonio, TX, this article covers the key costs, loan types, and strategies to help you flip successfully.
Why financing for house flipping is different
Flipping houses is not the same as buying a primary residence or a long-term rental property. The business model is short-term: purchase → renovate → sell (often within a few months to a year). That means your loan needs and risk profile look different. Here’s a closer look at what makes financing a flip unique:
Because you intend to sell quickly, many lenders focus less on your long-term income and more on the property’s potential value after repair (after-repair value, or ARV).
The turnaround time matters: delays cut into profits, increase carrying costs (interest, taxes, insurance, utilities).
Some properties may not qualify for traditional financing (especially if they’re in poor condition), so you may need more flexible or higher-risk loan options.
Because of the higher risk, interest rates, fees, and loan terms tend to be less favorable than conventional mortgages.
Understanding this helps you pick the right financing and set realistic expectations.
What are the major costs you’re financing?
Before you pick a loan type, you should understand what you’re financing. A typical house-flip project has multiple cost components:
Acquisition cost: the purchase price of the property.
Renovation/rehab cost: materials, labor, permits, sub-contractors, unexpected repairs.
Holding/carrying costs: during renovation you might be incurring interest payments, property taxes, insurance, utilities, HOA fees.
Selling costs: real estate agent commissions, closing costs, staging, marketing.
Risk or contingency buffer: unexpected delays, cost overruns, market change.
You’ll want a financing structure that gives you sufficient cushion for all of these expenses and a clear path to repayment (typically via the sale of the house).
Types of loans for flipping houses
When you’re financing a house flip, the right loan can make or break your project. Below are the most common loan options, how they work, and when each might make sense.
Loan type
Best for
Typical term length
Interest rate range
Funding speed
Main advantages
Key risks / drawbacks
Hard money / bridge loan
Experienced flippers who need quick financing
6–24 months
8%–15% (often interest-only)
Fast (days to weeks)
Quick approvals, property-based underwriting
High fees, short timeline, risk if project delays
Fix-and-flip loan
Flippers needing funds for both purchase and rehab
6–18 months
8%–14%
Fast (days to weeks)
Covers both purchase & rehab; flexible structure
High rates; strict draw schedules; must sell fast
Home equity loan / HELOC
Homeowners leveraging equity for a flip
5–15 years (HELOC revolving)
6%–10%
Moderate (weeks)
Lower rates, larger loan potential
Home at risk; requires strong credit/income
Personal loan
Small, low-budget flips
2–7 years
8%–20%
Very fast (days)
Simple and unsecured
Low loan amounts, high rates
Conventional mortgage / cash-out refinance
Investors with strong credit and equity
15–30 years
6%–9%
Moderate (weeks)
Lower long-term rates, stable structure
Not ideal for short-term flips, strict rules
Creative financing (private / seller / crowdfunding)
Flippers without traditional funding access
Varies
7%–18% (highly variable)
Varies (can be quick)
Flexible, negotiable terms
Less regulation, higher risk, potential legal complexity
Real-world example how loan terms impact your profit
Let’s walk through a simplified example to illustrate: Imagine you buy a fixer-upper for $120,000, spend $30,000 on renovations, and plan to sell for $200,000. On paper, that’s a $40,000 profit.
But if you use a fix-and-flip loan with a high interest rate and short repayment term, a few months of delays or an unexpected dip in price can quickly erase your margin. Even an extra $5,000 in holding costs or a $10,000 price drop could turn a profitable project into a break-even deal.
That’s why it’s crucial to understand how your loan’s interest, fees, and timeline affect your bottom line, and to build in a financial buffer for delays or surprises.
Key metrics and risk calculations
Before applying for financing, it’s important to understand the core metrics lenders and investors rely on to evaluate a flip:
After-Repair Value (ARV): Estimate of what the property will be worth post-renovation. Many lenders base the amount they will lend as a % of ARV.
Loan-to-Cost (LTC): Loan amount divided by total cost (purchase + rehab). If cost is high, LTC becomes critical since you may need to bring more cash.
Loan-to-Value (LTV): Loan amount divided by property value (pre- or post- renovation). measures property value, while LTC focuses on total project cost
Carrying and interim costs: How long will the property sit? Each month adds cost.
Profit margin / buffer: You should model best/worst case scenarios. If costs go up or selling price comes down, will you still profit or at least break even?
Exit risk: What happens if you cannot sell as quickly as planned, interest rates rise, or the market slows?
Pro tip: Many experienced flippers follow the 70% rule, pay no more than 70% of a property’s ARV minus repair costs.
>>Read: Selling a House That Needs Repairs
How to qualify and what lenders look for
If you’re planning a flip and need financing, here’s what you should focus on:
Your experience / track record: Lenders like to see you’ve done flips before (or understand rehab risks).
Property selection / deal metrics: Purchase price, expected rehab cost, ARV estimate, market demand.
Down payment / equity injection: Many lenders require you to contribute some capital. For example, some fix & flip loans will fund up to ~80% LTC or up to a % of ARV.
Credit and income: While asset-based lenders focus more on the property, credit/income still matter.
Timeframe / exit strategy: You should show how and when you’ll sell the property or refinance.
Contingency plan: Since things can go wrong (unexpected repairs, market shifts), you need a buffer or plan B.
When it comes to qualifying for a fix-and-flip loan, lenders want confidence that you can manage the project, budget accurately, and exit successfully. The stronger your experience, financial foundation, and plan, the more likely you are to secure favorable terms, and complete your flip with profit still on the table.
Common mistakes to avoid when financing a house flip
Here are some pitfalls many flippers fall into when financing:
Underestimating rehab/holding costs: You estimate $20k but end up at $30k, and every delay eats into margin.
Relying on optimistic market assumptions: If you assume a fast resale but market slows, your carrying costs mount.
Using inappropriate loan types: For example, using a long-term conventional loan when you’re flipping fast, or using a loan with too much risk without a buffer.
Not having an exit strategy or contingency plan: If you cannot sell on schedule, what do you do?
Ignoring loan terms: Prepayment penalties, interest-only periods, draws scheduling (especially in rehab loans) which may delay funds and slow progress.
Over-leveraging: Stretching far to maximize profit but leaving little room for error.
