Oct 23, 2026
Hey there,
Quiet week on the rate front, which makes it a good week to talk about the part of a hard money quote that people skip: the points.
Every number below comes from the lender's own public page. We re-checked all of them on Oct 23, 2026. Not one published rate changed from last Friday.
| Lender | Published rate | Note |
|---|---|---|
| Lima One Capital | As low as 7.25% | FixNFlip, up to 95% LTC / 75% LTV, 13–24 month terms |
| Kiavi | As low as 8.25% | Rate carries a lender footnote |
| We Lend | 8.50% – 9.99% | From the lender's blog, not a dedicated rate page |
| Easy Street Capital | From 8.90% | |
| Jaken Finance Group | 8.99% – 13.50% | ⚠️ Stale: page dated Aug 1, 2026 |
| Groundfloor | From 9.00% | |
| Xoan Capital | Starting at 9.15% | Fixed rate, interest only |
| RCN Capital | As low as 9.49% | New-investor tier starts at 10.74% |
| Silt Capital | 9.50% | Fix & flip row, 90% LTC / 70% ARV |
That's 9 verified lenders, up from 3 in issue #1. New Silver, Stormfield, and CoreVest still don't show a fix-and-flip rate we can confirm on their own sites, so they stay off the table.
The fine print: "as low as" goes to experienced borrowers with strong credit and low leverage. RCN's own page shows how big that gap is: new investors start at 10.74%, about 1.25 points above the headline.
Full table, updated daily: wefliphousesllc.com/rates.html
These are made-up quotes to show the math. They aren't offers from any lender.
Same $175,000 loan, interest only, two quotes:
| Quote A | Quote B | |
|---|---|---|
| Rate | 9.00% | 10.50% |
| Points | 2.0 ($3,500) | 0.5 ($875) |
| Interest over 6 months | $7,875 | $9,188 |
| Total cost at 6 months | $11,375 | $10,063 |
Quote A has the lower rate and still costs about $1,300 more on a six-month flip. The extra 1.5 points ($2,625) take 12 months of lower interest ($219 a month) to pay back. Unless you'll hold the loan longer than a year, the "worse" rate is the better deal.
Run your own two quotes: Hard money points vs. rate calculator
Before you compare lenders, tell each one how many flips you've closed in the last 24 months and ask which pricing tier that puts you in. The headline rate is for their best tier. Comparing headline to headline when you're a first-time flipper is comparing two numbers you won't get.
That's it for this week. Hit reply and tell me what you want covered next.
— The We Flip Houses team
Rates are lenders' published figures, not quotes or offers. We are not a lender or mortgage broker. Verify every term with the lender.
We Flip Houses LLC is owned by Michael Davis, a real estate salesperson licensed in Missouri with eXp Realty, LLC. This site is an independent information resource; it does not offer real estate brokerage services and is not operated by eXp Realty.