Fix and flip loan rates are short-term, interest-only prices on a business-purpose rehab loan — not a 30-year mortgage coupon. Jaken Finance Group quotes qualified non-owner-occupied files at 8.99%–13.5% interest-only on 6–12 month terms, as of August 2026. The number that matters is not the teaser “from” rate on a competitor homepage. It is all-in carry through your actual hold: rate, points, extension risk, and the months you will really own the house.
This is the fix-and-flip rate explainer. The all-product rate table still lives on hard money loan rates. Requirements: fix and flip loan requirements. Model a deal on the fix and flip calculator before you pre-qualify.
What investors actually pay in 2026
Private-lending “starting at” headlines compressed in 2025–2026 as more balance-sheet and platform lenders competed for clean SFR files. Wesley Carpenter of Stormfield Capital has cited internal transaction data showing average bridge pricing falling from about 11.1% in September 2024 to 10.43% in September 2025. That is a market average, not a promise. Most funded investor files still land in the high-9s to low-12s once leverage and experience are real.
Published marketing floors as of mid-2026 (competitor sites — not Jaken Finance Group term sheets):
| Lender (public marketing) | Advertised starting rate | What that number usually means |
|---|---|---|
| Lima One Capital | From 7.25% | Experience-tier teaser; standard flip grid is higher |
| Kiavi | From 7.75% | Platform quote on strong files; leverage and FICO still price the deal |
| Stormfield / several balance-sheet shops | From 8.99% | Often paired with lower LTARV |
| Jaken Finance Group | 8.99%–13.5% | Published band for qualified fix-and-flip / hard money |
A “from 7.25%” page and a 10.5% term sheet on the same address can both be true. Starting rates assume low leverage, strong credit, and a simple asset. If you need 90%+ LTC, a first-time file, a two-flat, or a coastal insurance story, price the middle-to-top of the band until a desk says otherwise.
Freddie Mac’s Primary Mortgage Market Survey put the 30-year conforming average near 6.22% in mid-March 2026 — useful context, not a comparable product. That coupon requires owner-occupant or agency-investor guidelines, livable condition, and a 30–45 day close. Fix-and-flip debt is paying for speed, distressed collateral, and asset-based approval.
Jaken Finance Group fix-and-flip pricing (August 2026)
| Item | Published parameter |
|---|---|
| Interest rate | 8.99%–13.5% interest-only |
| Term | 6–12 months |
| Leverage | Up to 100% LTC on qualified files |
| ARV cap | Up to 75% of after-repair value |
| Close speed | 7–10 business days on a complete file |
| Credit | Credit-flexible — no minimum FICO on select programs |
| Structure | Purchase plus rehab holdback, milestone draws |
These numbers match the site-wide program table. They are not a locked quote. Your term sheet sets rate, points, leverage, and conditions after the file is reviewed.
What actually moves your rate
1. Leverage (LTC and the 75% ARV cap)
Asking for 100% of cost costs more than asking for 80%. Every extra dollar the lender funds is a dollar they lose first if ARV misses. The 75% ARV cap is the second governor: a $200,000 all-in project on a $240,000 ARV cannot take a $200,000 loan even if LTC math says yes — 75% of $240,000 is $180,000.
2. ARV margin after sale costs
ATTOM’s Q4 2025 state flipping report, as cited in Kiavi’s March 2026 Investor Pulse, put typical national gross flip ROI at 23.6% that quarter, with Tennessee and Alabama much wider. Gross ROI is not net profit. After 7%–9% sale costs, interest, and overruns, a “24% gross” file can be a $12,000 net. Thin net spreads price like thin collateral.
3. Track record
Documented HUD-1s or settlement statements from the last 24–36 months move you down the band. A first file can still fund — see fix and flip loans for beginners — but it rarely gets the marketing floor.
4. Asset and insurance
A 1980s ranch in Marion County, Indiana, is a different risk than a Miami-Dade CBS home with a wind/flood stack or a Chicago two-flat under RLTO. Insurance bind cost shows up in DSCR exits and in whether the file is even quotable. Florida and California wildfire/wind files need a bindable quote before anyone should argue about 25 basis points.
5. Hold period and extension risk
Interest-only is cheap per month and expensive per delay. A six-month note on a permit-heavy gut is mispriced the day you sign it. Extension fees and minimum-interest clauses are how lenders get paid when your GC slips. Read them on the term sheet, not at month seven.
Rate vs. points vs. all-in cost
Fix-and-flip quotes are a package. Origination is commonly 0–3 points. Points are prepaid interest by another name.
Worked comparison on a $220,000 loan, 6-month hold, interest-only, no extension:
| Structure | Interest (6 mo) | Points | All-in finance cost |
|---|---|---|---|
| 10.25% + 2 points | $11,275 | $4,400 | $15,675 |
| 11.25% + 0.5 point | $12,375 | $1,100 | $13,475 |
| 9.99% + 3 points | $10,989 | $6,600 | $17,589 |
The cheapest rate lost. If you exit in month four, points hurt more because you still paid them on day one. If you hold ten months, rate dominates. Run both on the calculator and on the how to use the calculator walkthrough.
Minimum interest (often 3–6 months) changes the math again. A 3-month minimum on a 45-day cosmetic flip is a feature, not a bug, if you modeled it. It is a surprise if you did not.
Worked carry example — Fort Wayne ranch
Composite file, Q3 2026, labeled as such:
| Line | Amount |
|---|---|
| Purchase (REO) | $142,000 |
| Rehab (kitchen, bath, mechanical, paint) | $48,000 |
| Total cost | $190,000 |
| Conservative ARV (3 sold comps) | $255,000 |
| Loan at 85% LTC | $161,500 |
| 75% ARV cap | $191,250 — loan is below the cap |
| Rate | 10.75% IO |
| Term / hold | 12-month note, 7-month actual hold |
| Interest carry | ≈ $10,120 |
| Points (1.5) | $2,423 |
| Sale at $248,000 after 8% costs | $228,160 net to seller |
| Approximate net to sponsor | Mid-$20Ks after cash in, carry, and payoff |
The quote was not 7.25%. The file still worked because ARV margin absorbed a mid-band rate. Regional sibling: fix and flip loans Indiana.
Fix-and-flip rates vs. other products
| Product | Typical Jaken Finance Group band | When it is cheaper in practice |
|---|---|---|
| Fix and flip / hard money | 8.99%–13.5% IO, 6–12 months | You are selling; speed beats coupon |
| Bridge | 8.99%–13.5% IO, 12–24 months | Longer reposition, same rate family |
| DSCR rental | 5.75%–10.5% | Stabilized hold, lease in place |
| New construction | 8.99%–13.5% IO, 12–18 months | Dirt or scrape — different product |
Putting flip debt on a hold plan is how sponsors donate six months of 11% carry to a refinance that should have been DSCR from month one. Compare structures on fix and flip vs bridge and DSCR vs hard money.
How to read a competitor rate page without getting trapped
National platforms publish floors because floors win ads. Check four things before you model their number:
- Experience gate — Lima One’s standard fix-and-flip FAQ has required one investment exit in 36 months. First-timers are shopping a different grid.
- FICO floor — many national shops publish 640–680. Jaken Finance Group is credit-flexible on select programs; see 500 credit score hard money.
- LTC vs. LTARV — 90% of purchase plus 100% of rehab can still fail a 70%–75% ARV test.
- Close clock — a 7.75% quote that funds in 21 days loses a 10.5% quote that funds in 8 when the seller has a backup.
Head-to-heads: Jaken vs Kiavi · Kiavi rates · Lima One vs Jaken · Lima One requirements · points and fees · best hard money and fix and flip lenders.
How to calculate monthly carry in 30 seconds
Interest-only means you are not paying principal during the rehab.
Monthly IO = loan balance × annual rate ÷ 12
| Balance | 9.25% | 10.75% | 12.50% |
|---|---|---|---|
| $150,000 | $1,156 | $1,344 | $1,563 |
| $220,000 | $1,696 | $1,971 | $2,292 |
| $350,000 | $2,698 | $3,135 | $3,646 |
A two-month permit slip on the $220,000 / 10.75% row is about $3,940 — more than most people save by fighting over a quarter point. Speed is a rate product.
Extension fees are a second rate. A typical private-lending extension is a flat fee or an incremental rate bump for 30–90 days. If your GC is already late at month five on a six-month note, you do not have a rate problem. You have a maturity problem. Model a 12-month note on anything with structural work or winter exterior.
Prepayment: most investor bridge notes allow payoff at sale without a consumer-style prepay penalty. Confirm minimum interest on the term sheet. A three-month minimum on a 50-day cosmetic flip is prepaid carry, not a surprise fee, if you saw it.
Texas, Florida, and Illinois — same band, different file
The published rate band does not change by state. The file does.
- Texas — faster permits in many suburbs; watch HOA and municipal utility districts. GSC already shows demand on fix and flip loans Texas.
- Florida — wind, flood, and roof age can make insurance the real payment. Bind the quote before you argue rate. Florida fix and flip.
- Illinois / Chicago — two-flats, transfer taxes, and RLTO change hold time more than they change the coupon. Chicago fix and flip.
How to get a rate on your address
- Run purchase, rehab, ARV, and hold months through the calculator.
- Assemble three sold comps at your finish level, a line-item scope, and two months of statements.
- Pre-qualify for fix and flip or call (833) 264-7776.
- Treat the first reply as a band plus conditions, not a lock. Appraisal, title, and insurance still move leverage.
Complete files usually see initial review in 24–48 hours and a 7–10 business day close after appraisal payment and cleared conditions. Timeline detail: how long a fix and flip loan takes to close.
Fix and flip loan rates FAQ
What are typical fix and flip loan rates in 2026?
Jaken Finance Group quotes qualified fix-and-flip files at 8.99%–13.5% interest-only on 6–12 month terms. Industry surveys put the typical funded bridge closer to the mid-10% range; advertised “from 7.25%” headlines are starting teaser rates, not average closings.
Why do fix and flip rates vary so much by deal?
Pricing follows leverage, ARV margin, sponsor track record, property type, insurance, and hold period. Higher LTC and thinner spreads cost more. Repeat sponsors with documented exits usually sit lower in the band.
Are points included in the advertised rate?
Usually not. Origination is typically 0–3 points on top of the interest rate. Model all-in cost: rate, points, extension fees, and minimum interest. A 10.5% quote with 2 points can cost more than an 11.25% quote with 0.5 points on a five-month flip.
How do I get a fix and flip rate quote?
Submit address, purchase price, rehab budget, ARV comps, and hold plan at pre-qualify. Jaken Finance Group returns a leverage and rate band on complete files, usually within one business day — not a live grid you can screenshot.
Get a term sheet — not a screenshot
Have an address and a scope? Pre-qualify for fix and flip or start at what kind of loan do you need.
Further reading: how to get a fix and flip loan · what is a hard money loan · 100% financing.
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Closing times are in business days and commence upon receipt of appraisal payment and satisfaction of borrower conditions. Closing times may be delayed due to appraiser property access. All loans are subject to full underwriting for loan approvals. Jaken Finance Group only finances non-owner occupied investment properties. Competitor starting rates are taken from those lenders’ public marketing and are not quotes from Jaken Finance Group.
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Jaken Finance Group, 2300 Barrington Road, Suite 400, Hoffman Estates, IL 60196