© WHERE WE LEND FORT SMITH · AR
HARD MONEY LENDER FORT SMITH
Hard money for Fort Smith and Sebastian County: written terms first, wire in five to seven days.
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
Sitting on the Arkansas River right against the Oklahoma line, Fort Smith trades as a manufacturing and distribution town with a deep historic core. The Belle Grove district downtown holds the oldest housing, Chaffee Crossing on the former Fort Chaffee grounds is the redevelopment story, and Sebastian County pricing stays low enough that yield does the work.
Investment property in Fort Smith qualifies under every program listed here, and so does property in Fayetteville, Springdale and Little Rock. Sebastian County is one line on a term sheet, not a separate approval process.
The desk is in San Diego, the capital is in house and the decision is made by one person. That is why a Fort Smith file can go from a phone call to written terms the same day and to a wire in five to seven days. There is no branch to visit and no committee sitting between the deal and the money.
© THE COST FORT SMITH · AR
WHAT DO FORT SMITH HARD MONEY LOANS COST
There is no Fort Smith rate sheet separate from the national one. Bridge from 9.00%, up to 75% LTV on residential, one or two year terms, and loans from $150,000 to $25,000,000 on business purpose files. The property and the exit set the number, not the ZIP code.
A Fort Smith file gets a full written term sheet up front: rate, leverage, term, points and conditions. Nothing gets re-traded at the table. No prepayment penalty on bridge, minimal documentation, and funding in five to seven days.
| 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 Fort Smith 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 FORT SMITH · AR
WHY LOAN GOAT IN FORT SMITH
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
The reason investors move a Fort Smith file to a private lender is time. A bank takes thirty to sixty days and asks for two years of returns. This desk takes days rather than weeks and asks for the address, the price and the plan. In a market where the seller has other offers, that is the whole deal.
Victorian and early twentieth century frame houses in the historic districts, large amounts of postwar brick ranch through the middle of the city, plus industrial and warehouse buildings with reuse potential near the river. All of it is financeable, purchase, refinance or cash-out.
Cash flow rentals carry Fort Smith, because entry basis is low and industrial employment keeps units leased. Flips reward work in the historic districts, and Chaffee Crossing supports new construction for investors who want fresh product. Bridge for the buy, construction for the build, DSCR for the hold: the same three doors most of these plays run through.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
FORT SMITH DEALS, FUNDED FROM SAN DIEGO.
Sebastian 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 FORT SMITH · AR
MOST COMMON FORT SMITH LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Fort Smith replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Sebastian County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Fort Smith property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Fort Smith investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Fort Smith foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Fort Smith file here.
- NON-WARRANTABLE CONDOS Condos in Fort Smith that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Fort Smith investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Fort Smith, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Fort Smith offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN FORT SMITH
- 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 FORT SMITH · AR
PROPERTY TYPES WE FINANCE IN FORT SMITH
- MULTI-FAMILY Duplexes through apartment buildings across Fort Smith on bridge, DSCR and commercial programs.
- MIXED-USE Fort Smith mixed-use where a bank balks at the commercial half of the rent roll.
- RETAIL Fort Smith retail purchase, refinance and cash-out on the bridge program.
- OFFICE Medical and small office buildings in Fort Smith, including cash-out to fund a renovation.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Fort Smith market.
- ASSISTED LIVING Assisted living and residential care facilities in Fort Smith, purchase or refinance.
© THE APPROACH FORT SMITH · AR
HOW WE LEND IN FORT SMITH
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Fort Smith 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
FORT SMITH BORROWERS, IN THEIR WORDS
-
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD -
Milad is the best in the game! My deal would not have happened without him. He performed at a 10 and was more hands on than I could ever ask for. Definitely recommend!
ASHLEY ANDREOTTI -
This team is equipped with professional, knowledgeable, patient, friendly, and responsive members! We were able to purchase our first investment property with the help and guidance of Milad and his team. They answered our questions...
GABI JUACHE -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD
© QUESTIONS FORT SMITH · AR
FORT SMITH HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
-
Yes. Loan Goat funds investment property in Fort Smith and across Sebastian 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 Fort Smith 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 Fort Smith 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 Sebastian County. Owner-occupied has its own program. If the Fort Smith asset produces or will produce value, there is usually a structure for it.
Property types -
Less than you think, because we underwrite the property and not the borrower. A Fort Smith deal in Sebastian County is evaluated on collateral value, your plan and the exit, with minimal documentation required. That is the whole point of hard money. We have closed over 1,300 loans since 2022 on exactly that basis.
-
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 -
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 -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs
© WHERE WE LEND FORT SMITH · AR
FORT SMITH, 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 FORT SMITH · AR
SUBMIT A LOAN REQUEST
Please fill the form below and a lending advisor from our firm will reach out.
Or just give us a call now
(619) 617-2797
