© WHERE WE LEND FAYETTEVILLE · AR
HARD MONEY LENDER FAYETTEVILLE, AR
Direct private capital for Fayetteville investors, underwritten on the property and funded from San Diego.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
The University of Arkansas anchors Fayetteville, and Northwest Arkansas around it has been one of the country's quieter growth stories. Dickson Street connects campus to downtown and sets the rental tone nearby, while the neighborhoods east toward Mount Sequoyah and south along College Avenue carry the older inventory. Washington County keeps absorbing new households.
Fayetteville is one of the Arkansas markets Loan Goat lends in year round. Washington County files and deals in Springdale, Fort Smith and Little Rock are underwritten identically, on value, exit and the plan for the property.
Being headquartered in San Diego is an advantage on a Fayetteville deal, not a limitation. The capital is in house, the underwriting is done by the people who fund the loan, and the answer comes back in hours. A 5.0 Google rating across 150+ reviews is the record on delivering that.
© THE COST FAYETTEVILLE · AR
WHAT DO FAYETTEVILLE HARD MONEY LOANS COST
Pricing a Fayetteville deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Fayetteville investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those are the published ranges, not a teaser. Where a Fayetteville deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT FAYETTEVILLE · AR
WHY LOAN GOAT IN FAYETTEVILLE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Certainty is the product. A Fayetteville borrower gets written terms, in-house capital and one person who can say yes. Nothing is sold to a warehouse line mid-process and nothing is re-priced at the closing table, which is why the review record reads 5.0 across 150+ reviews.
Older frame and brick houses in the streets ringing campus, many already split into rentals, midcentury ranch through the eastern hills, and a steady supply of newer townhome and apartment construction along the main corridors. That stock is exactly what the bridge and fix and flip programs are built for.
Student rentals near campus set the floor, and football weekends give furnished units a short term rental kicker. Flips work on tired houses in the older neighborhoods, and small multifamily near Dickson Street stays full. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
FAYETTEVILLE DEALS, FUNDED FROM SAN DIEGO.
Washington County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS FAYETTEVILLE · AR
MOST COMMON FAYETTEVILLE LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Fayetteville replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Fayetteville auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Fayetteville real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Washington County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Washington County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Fayetteville investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Washington County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Fayetteville whose write-offs make a bank file impossible.
- VACATION RENTAL Fayetteville vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Fayetteville who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN FAYETTEVILLE
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES FAYETTEVILLE · AR
PROPERTY TYPES WE FINANCE IN FAYETTEVILLE
- MIXED-USE Retail-over-residential buildings in Fayetteville commercial corridors, up to 70% LTV.
- MANUFACTURED HOMES Washington County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Fayetteville care facilities bridged through licensing and stabilization.
- AGRICULTURAL Agricultural land and operations outside Fayetteville underwritten on the asset.
- CANNABIS Cannabis-use property in Fayetteville where conventional lenders will not participate.
- AUTOMOTIVE & GAS STATION Washington County fuel and automotive sites, purchase and refinance.
© THE APPROACH FAYETTEVILLE · AR
HOW WE LEND IN FAYETTEVILLE
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Fayetteville borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
FAYETTEVILLE BORROWERS, IN THEIR WORDS
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The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA -
The team at Loan Goat literally saved my life. I was in such a bind and didn't think I had anywhere else to turn. Even with my extensive knowledge in this field I felt I was going to lose everything. The team has insight and plans I never...
ELIJAH SCHOLER -
I had an excellent experience with Loan Goat during our real estate deal, working as the buyers agent throughout the deal. Their team was professional, responsive, and guided me through every step of the process. Clear communication and...
RAPHAEL ROUFAIL II -
This is my first experience dealing with Milad Shamoun & Blair Noble at Loan Goat. Very professional, accommodating and focused on obtaining results. Over my years I have dealt with various types of Intuitional and Private Lenders. Loan Goat stacks up with the best.
RAYMOND HERRERA
© QUESTIONS FAYETTEVILLE · AR
FAYETTEVILLE HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Fayetteville and across Washington County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Fayetteville files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Fayetteville deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Washington County. Owner-occupied has its own program. If the Fayetteville asset produces or will produce value, there is usually a structure for it.
Property types -
Yes. Student rental property in Fayetteville and across Washington County is business-purpose collateral and fits our bridge, fix and flip or DSCR rental programs. Buy it on bridge, renovate before the leasing season, then refinance into a rental loan once the beds are signed. No prepayment penalties means no cost to move between them.
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Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND FAYETTEVILLE · AR
FAYETTEVILLE, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE FAYETTEVILLE · AR
SUBMIT A LOAN REQUEST
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(619) 617-2797
