Every fix and flip lender publishes a rate floor. That number tells you almost nothing on its own. At any given lender, the final rate is determined by a unique blend of credit, property characteristics, LTC, and experience. This is why two investors requesting the same loan amount can see rates vary by as much as two points.
This post breaks down what six leading fix and flip lenders actually charge, what factors each one uses to price your deal, what property types qualify, and how much you can find out before picking up the phone. Every figure comes directly from each lender’s own product page.
What Determines Fix and Flip Loan Rates
Private lenders typically weigh a combination of borrower experience, LTV/LTC, property and location factors, and credit score when pricing a fix and flip loan. How each lender weighs these inputs varies significantly. For this comparison, we look at six active fix and flip lenders: Kiavi, Lima One Capital, RCN Capital, Easy Street Capital, New Silver, and Stormfield Capital. We compare them across four factors that matter most to active investors: published starting rates, pricing models, qualifying property types, and how much rate visibility each lender provides before you apply.
For a full evaluation framework covering closing speed, leverage, draw process, and capital structure, see our fix and flip lenders guide.
Fix and Flip Loan Rates Compared: 6 Leading Lenders
Kiavi: Fix and Flip Loan Rates Starting at 7.75%
Kiavi places as much emphasis on the property itself as it does on the borrower when determining pricing. Its machine learning model pulls in over 20 factors simultaneously, which means a strong asset in a high-demand market can offset a weaker borrower profile in a way it cannot at experience-tiered lenders.
- Starting rate: 7.75%*
- Borrower experience: Fed into the ML model as one of 20-plus factors.
- LTV and LTC: Fed into the ML model alongside property factors.
- Property and location: Square footage, location, and market dynamics are explicit model inputs. The property itself drives pricing as much as the borrower profile.
- Property types: SFR, 2-4 unit, condo, manufactured home, PUD; non-owner occupied only.
- Rate transparency: Kiavi provides an online ARV and cash-to-close estimator to get a rate estimate before speaking to anyone.
- Best lever: Feed the most accurate property data into the ARV estimator. The model prices the property, not just you.
*Rates based on loan terms, borrower qualifications, LTV, and property factors. Subject to change. Non-owner-occupied only.
Lima One Capital: Fix and Flip Loan Rates Starting at 7.25%
Like every lender, Lima One evaluates the full deal. But compared to many competitors, borrower experience plays a larger role in pricing. It is also one of the few lenders that explicitly counts deals financed by other lenders toward your experience record.
- Starting rate: 7.25%*
- Borrower experience: Primary pricing driver. Completed flip count in the last 36 months determines rate and origination fee. Both decrease as experience increases. It also includes deals not financed by Lima One.
- Property types: 1-4 units; loans from $100,000 to $5,000,000.
- Rate transparency: They provide a “Get a Quote” form only; there is no instant online estimator.
- Best lever: Document every completed exit from the last 36 months before applying, including deals financed elsewhere.
*Rates subject to change. Verify directly with Lima One Capital.
RCN Capital: Fix and Flip Loan Rates Starting at 9.49%
RCN publishes the most transparent pricing structure of any lender in this comparison. A fully public four-tier grid with exact flip count thresholds and leverage bands that any investor can read before submitting an application.
- Starting rate: 9.49%* (interest only charged on outstanding balance, not on rehab holdback).
- Borrower experience: Four published tiers based on flips completed in the last 3 years: 0 flips, 1-4 flips, 5-10 flips, 10-plus flips. Each tier carries a published leverage band.
- Property types: Non-owner occupied 1-4 family, condos, townhomes, 5-plus unit apartments, mixed-use
- Rate transparency: They provide an “Apply Now form, which is pre-approval in as little as 24 hours. Public tier grid means your rate band is known before applying.
- Best lever: Know your tier before you apply. The grid is public, and the math is straightforward.
*Interest only charged on outstanding balance, not on rehab holdback. Subject to change. Verify directly with RCN Capital.
Easy Street Capital: Fix and Flip Loan Rates Starting at 8.90%
Easy Street prices on a combination of experience, deal structure, and market conditions. Unlike most lenders in this comparison, the quality of your deal file is an explicit pricing input. How you present the deal matters as much as your borrower profile.
- Starting rate: 8.90%*
- Borrower experience: Explicit pricing input. Custom terms available for experienced investors. No published tier structure.
- Property types: SFR and multifamily up to 20 units; non-owner occupied.
- Rate transparency: They provide a quote request only and no instant estimator. Additionally, there is no appraisal required on qualifying loans.
- Best lever: Come in with a clean deal structure: scope, budget, timeline, and exit clearly defined. Deal structure is an explicit pricing input.
*Rates subject to change. Verify directly with Easy Street Capital.
New Silver: Fix and Flip Loan Rates Starting at 9%
New Silver uses an automated pricing engine that pulls collateral value, borrower experience, census data, and credit score together to produce an instant term sheet online. No hard credit pull. Rate visibility here is faster and more specific than at any lender in this comparison that requires a quote form submission.
- Starting rate: 9% ( published range 9-11%*).
- Borrower experience: Explicit model input. They provide repeat borrower discounts.
- Credit score: Explicit model input alongside collateral and experience.
- Property types: Residential 1-4 units, condos, townhomes
- Rate transparency: You can get an instant term sheet via their “Get Approved Online” tool with no hard credit pull. They also have a Hard money calculator and a house flipping calculator available on site for pre-application cost modeling.
- Best lever: Use the on-site calculators before applying. The instant term sheet rewards investors who arrive with clean numbers.
*Rates subject to change. Verify directly with New Silver.
Stormfield Capital: Fix and Flip Loan Rates Starting at 8.99%
Stormfield is the only balance-sheet lender in this comparison that prices through deal-level human judgment rather than a tier model or automated engine. Your full file is assessed together rather than run through a grid. Pricing reflects Stormfield’s own underwriting view rather than secondary market conditions.
- Starting rate: 8.99%*
- Borrower experience: Explicit pricing input assessed alongside all other deal factors. They provide repeat borrower discounts.
- Property types: SFR, condo, townhome, 2-4 unit multifamily, ADU; non-owner occupied, LLC or Corporation entities only.
- Rate transparency: They provide an instant quote prequal tool; It enables loan amounts, purchase coverage, and rehab funding to be estimated with no hard credit pull
- Best lever: Use the instant quote tool before the first conversation. No hard credit pull required, and the output gives you a real starting point for the deal discussion.
*Rates subject to change. Verify directly with Stormfield Capital.
Fix and Flip Loan Rates at a Glance
| Lender | Starting Rate | Pricing Model | Property Types | Rate Transparency |
|---|---|---|---|---|
| Kiavi | 7.75% | ML model, 20-plus factors | SFR, 2-4 unit, condo, MH, PUD | Online ARV estimator |
| Lima One Capital | 7.25% | Experience-based, flip count last 36 months | 1-4 units | Quote form |
| RCN Capital | 9.49%* | 4-tier grid, flip count last 3 years | 1-4 unit, condo, townhome, 5-plus unit, mixed-use | Apply Now, 24-hr pre-approval |
| Easy Street Capital | 8.90% | Experience, deal structure, market conditions | SFR, multifamily up to 20 units | Quote request |
| New Silver | 9% | Rate determined by collateral, borrower experience, census data, and credit score | 1-4 units, condo, townhome | Instant term sheet online |
| Stormfield Capital | 8.99% | Deal-level, balance-sheet judgment | SFR, condo, townhome, 2-4 unit, ADU | Instant quote tool online |
*Interest only charged on outstanding balance, not on rehab holdback.
How to Use This Comparison Before You Apply
Rate floors are a starting point, not a quote. Before accepting any term sheet, ask the lender to explain which specific inputs produced the rate you received. Understanding what drove your number gives you more leverage than asking for a discount. The lender who answers that question specifically, with reference to your experience tier, your LTC, your property market, and your credit profile, is demonstrating the kind of underwriting transparency worth building a relationship around.
See Where Your Deal Lands Before the First Conversation
Get loan amounts, purchase coverage, and rehab funding estimates with no hard credit pull.
Disclaimer: All rates listed in this post are starting rates published on each lender’s own product page as of the date of this writing. Starting rates reflect best-case pricing and are not representative of rates most borrowers will receive. Actual rates vary based on borrower experience, property type, location, LTC, credit, and deal structure. Rates are subject to change without notice. Verify current rates and terms directly with each lender before making any financing decision.
Frequently Asked Questions About Fix and Flip Loan Rates
Are fix and flip loan rates the only cost I should compare?
No. The rate is one line item. Origination fees, draw process, closing speed, and whether your loan gets sold to a third-party servicer after closing all affect your total project cost and execution certainty. A lender offering 7.25% with a slow draw process can cost more than one offering 8.99% with same-week draws.
Which fix and flip lenders let me see my rate online before applying?
Three of the six lenders in this comparison offer online rate visibility before a conversation. Kiavi has an ARV and cash-to-close estimator. New Silver generates an instant term sheet online with no hard credit pull. Stormfield has an instant quote tool. RCN publishes a public tier structure so you can identify your tier before submitting. Lima One and Easy Street both require a quote form submission first.
Do fix and flip loan rates change based on how many flips I have done?
Yes. Experience is the most consistent pricing input across every lender in this comparison. Lima One, RCN, Easy Street, New Silver, and Stormfield all explicitly use flip count or borrower experience as a rate input. Kiavi feeds experience into its machine learning model alongside 20-plus other factors. The more documented experience you bring, the stronger your rate position at every lender here.
Can I get a fix and flip loan rate below 8%?
The two lowest published floors in this comparison are Lima One at 7.25% and Kiavi at 7.75%. Those are starting rates applying to the most qualified borrowers on the strongest deals in the best markets. Most active investors should expect their actual rate to land meaningfully higher than the published floor, depending on experience, LTC, property type, and location.
