Fast, local loans for experienced Houston investors.
Since 2007 | Millions funded | Ready to help you, too.
Send Us Your Next Deal · Call 713-314-0350
Houston is our home market. LJC Financial is a direct private money lender based in Houston, Texas, lending since 2007, and we make two kinds of loans to experienced investors here: fix and flip loans for purchase and renovation, and bridge loans for fast, short-term purchases. Every loan is business-purpose only, through an LLC or corporation, and never on a home the borrower or family will live in.
Where we lend inside Houston
The City of Houston covers more than 600 square miles, and a good deal in one neighborhood looks nothing like a good deal in another. We regularly see projects like these:
- The Heights and nearby inner-loop neighborhoods. Houston Heights was platted in 1891 as one of Texas’s first planned communities. Its Victorian and Craftsman bungalow houses sit partly inside three city historic districts.
- Oak Forest, Garden Oaks and Spring Branch. Post-war ranch houses on large lots, where cosmetic and system updates sell well.
- The East End, Second Ward and Third Ward. Older frame houses and small multifamily properties close to downtown.
- Southwest and west Houston, including Sharpstown and Alief. Brick ranch houses and townhomes with a broad buyer base.
Wherever the property is, the questions are the same: does the purchase price leave room for the rehab, will the comps support the resale price, and can the project be permitted?
What makes Houston different
Chapter 19 floodplain rules
Inside city limits, Chapter 19 of the City Code is the rule investors most need to know. Since September 1, 2018, new construction, additions larger than one-third of the house, and substantial improvements in the 100-year floodplain must have the lowest floor at least two feet above the 500-year flood elevation. A project is a substantial improvement when its cost reaches 50% of the structure’s pre-improvement market value. The entire house then has to comply. Check this before you set your budget, not after.
Flood maps are changing
FEMA’s current maps decide insurance and permits today. Harris County’s MAAPnext project has released draft maps that may move some properties into or out of flood zones once FEMA finalizes them. The drafts are not yet regulatory, but a smart buyer looks at both, and so do we.
Permits and historic review
The Houston Permitting Center handles building permits citywide. A remodel in a Zone A, AO or AE flood zone that may be a substantial improvement needs a sealed or notarized cost estimate and an elevation certificate. In the Heights historic districts and Houston’s other historic districts, exterior changes, additions and demolition usually need a Certificate of Appropriateness. Some get staff approval, and others go to the Houston Archaeological and Historical Commission’s monthly hearing.
No zoning, but real restrictions
Houston has no traditional zoning code. Use is often controlled by recorded deed restrictions instead, and the City Legal Department can sue to enforce certain restrictions. Before you plan a duplex conversion or a lot split, read the restrictions.
Records and title
Houston deals close through Texas title companies. We review every title commitment for unreleased liens, judgments, tax issues and boundary questions. You can do your own homework first:
- Harris County Clerk: online real property records back to November 1960, searchable by grantee, legal description and instrument type
- Harris Central Appraisal District (HCAD): ownership, appraised values and parcel maps
- Seller’s disclosure: Texas Property Code §5.008 requires flood history and floodplain disclosures on previously occupied homes
How much you can borrow
We lend up to 90% of the purchase price and up to 100% of renovation costs, as long as the total loan doesn’t exceed 65% of the after-repair value (ARV). The after-repair value is what the property should be worth once the renovation is finished, based on recent sales of similar homes nearby. We quote rates on each loan individually.
How LJC helps Houston investors
- Fix and flip loans for purchase plus renovation of single-family and 2-4 unit properties
- Bridge loans for quick closings on property that needs little or no work
- A quick go/no-go from a direct local private money lender, with no broker in the middle
- Experienced people available from the first call through closing
Send us your next Houston deal
Tell us the address, price, rehab budget, resale value and your recent projects.
Send Us Your Next Deal · Call 713-314-0350
Houston FAQs
Is a private money lender the same as a hard money lender?
The terms are often used interchangeably. Both mean a short-term loan from a private lender, secured by investment real estate, rather than a bank loan. LJC Financial is a direct private money lender: the people who review your deal make the decision, with no broker in the middle, on fix and flip and bridge loans in Greater Houston.
Do you lend everywhere in the City of Houston?
We lend throughout the city and the rest of Greater Houston, on single-family and 2-4 unit investment properties. We look at every deal individually.
Does Chapter 19 apply to my renovation?
It can. Inside city limits, if the property is in the 100-year floodplain and the work costs 50% or more of the structure’s market value, the project is a substantial improvement. The whole house must then meet Chapter 19’s elevation rules. The Houston Permitting Center makes the final call.
Do you lend on properties in historic districts?
Yes, if the deal works. Build the Certificate of Appropriateness process into your timeline and budget, because most exterior changes need one.
Who qualifies for an LJC loan in Houston?
Experienced real estate investors who borrow through an LLC or corporation. Loans are business-purpose only and never made on owner-occupied property. We look at every deal individually.