© WHERE WE LEND PEARLAND · TX
HARD MONEY LENDER PEARLAND
Purchase, refinance and cash-out money across Pearland and the wider Brazoria County market.
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
Pearland is where Houston's medical and energy professionals moved for newer housing and better schools. Brazoria County puts it directly south of the city, close enough that a Texas Medical Center commute is routine, and master-planned development such as Shadow Creek Ranch has given the city a suburban profile built almost entirely in the last thirty years.
Every program on this site is available on Pearland property and across Brazoria County. Investors who also buy in Pasadena, Houston and Beaumont run those deals through the same desk, which is the point: one lender who already knows the borrower, the entity and the exit strategy.
A Pearland investor gets a direct line to the lender. No intake team, no file handed down a chain, no bank underwriter three weeks out. Written terms come first, then title and escrow, then the wire, usually inside five to seven days.
© THE COST PEARLAND · TX
WHAT DO PEARLAND HARD MONEY LOANS COST
What a Pearland hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: a Pearland borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| 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.
The ranges above are what is actually available. Send the Pearland address and what you intend to do with it and the quote comes back with the exact rate, leverage and term for that deal.
© WHY LOAN GOAT PEARLAND · TX
WHY LOAN GOAT IN PEARLAND
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Working with a direct lender on a Pearland deal removes the layers. There is no broker marking up the file, no correspondent shopping it and no investor behind the investor. One lender, its own capital, one set of terms.
Master-planned subdivisions from the 1990s forward dominate, with brick and stucco two-story homes on compact lots, newer townhome sections, and retail and medical office product clustered along Highway 288 and Broadway. Every one of those property types is on the eligible list.
Buy-and-hold for medical center commuters is the core Pearland play, and tenants tend to stay put. Build-to-rent works where sections are still being developed, and newer-stock flips succeed when a house has been neglected rather than merely dated. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
PEARLAND DEALS, FUNDED FROM SAN DIEGO.
Brazoria 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 PEARLAND · TX
MOST COMMON PEARLAND LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Pearland replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Brazoria County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on a Pearland property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Pearland investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Pearland 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 Pearland file here.
- NON-WARRANTABLE CONDOS Condos in Pearland that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Pearland investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Pearland, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for a Pearland offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN PEARLAND
- 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 PEARLAND · TX
PROPERTY TYPES WE FINANCE IN PEARLAND
- INDUSTRIAL & WAREHOUSE Industrial and last-mile logistics property in Brazoria County on bridge terms.
- SELF-STORAGE Self-storage acquisition and expansion in Brazoria County on bridge and commercial programs.
- LAND Brazoria County land held for development, financed on value and plan.
- AGRICULTURAL Working farmland in Brazoria County financed where a bank will not.
- CANNABIS Brazoria County cannabis real estate on private terms.
- AUTOMOTIVE & GAS STATION Service stations and automotive property in the Pearland market.
© THE APPROACH PEARLAND · TX
HOW WE LEND IN PEARLAND
The comparison is the operating rulebook: high leverage, speed to close, capital that is actually there, low documentation, in-house processing and a rate the deal earns. When a bank says no on a Pearland file, this desk looks at the property. When the deal does not pencil, you hear it before the appraisal is ordered.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
PEARLAND BORROWERS, IN THEIR WORDS
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The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
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 -
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 -
The Loan GOAT saved the day! A deal started to go south with a traditional bank despite there being no true issue. Milad having a true understanding of how to get help we are clear to close in 15 business days. Maricruz was the star in this,...
ALEXIS REYES -
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 -
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
© QUESTIONS PEARLAND · TX
PEARLAND 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 Pearland and across Brazoria 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 Pearland 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 Pearland 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 Brazoria County. Owner-occupied has its own program. If the Pearland asset produces or will produce value, there is usually a structure for it.
Property types -
Newer Pearland houses work fine for hard money, particularly on quick acquisitions and distressed sales. Loan Goat underwrites the Brazoria County asset and the exit, so build year matters less than equity and the plan. Use bridge for speed, then refinance into a DSCR rental loan if you keep it. No prepayment penalty means the short hold costs nothing extra.
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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 -
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 -
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 PEARLAND · TX
PEARLAND, 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 PEARLAND · TX
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