Phoenix Fix-and-Flip Loans | Ironvale Hard Money

Fix-and-flip financing for Phoenix rehabs

If you've found a tired block ranch that needs work, a fix-and-flip loan can help you buy it and then fund the renovation in stages as the work gets done. Our partners look at what the house should be worth once it's finished, not just what it's worth as it stands today.

Typical closing: 7–14 days

Credit minimum: None

Rehab funds: Released in draws

This program fits if you…

You've found a dated or distressed Valley home priced below its fixed-up value

You need to close faster than a bank can, or the property won't pass a bank appraisal as-is

You want the renovation funded in stages rather than carrying the whole rehab cost yourself

You plan to sell once the work is done, or refinance into a rental loan if the numbers favor holding

Under the hood of a flip loan

A flip loan is short-term money secured by the property itself. The lender weighs three figures: your purchase price, the cost of the work, and what an appraiser expects the finished home to sell for. The purchase portion funds when you close. The rehab piece sits in a holdback and gets released after each phase passes inspection, which means you'll need cash to cover the first stage up front.

Most flips end with a sale on the open market. If the math favors keeping it, refinancing into a DSCR rental loan is the alternative.

Rehab line items that sneak up on you

The draw schedule only works if the budget is realistic, and Valley housing has a few habits worth pricing in from day one:

Air conditioning. An aging HVAC unit is not optional equipment in Phoenix. Replacement is one of the most common line items, and buyers notice immediately if it's original.
Roofs. Tile roofs often need underlayment replacement even when the tiles look fine, and flat foam roofs have a limited service life. Get a roof inspection before you close.
Plumbing. Decades of hard water wear out water heaters, fixtures and supply lines. Some 1970s and 1980s homes still have polybutylene piping, which most buyers and insurers expect to see replaced.
Pool decisions. Roughly a third of Valley homes have a pool. Resurfacing or equipment replacement adds cost, but filling one in can hurt resale in some neighborhoods. Price both options.

Permits and HOAs

Cosmetic refreshes rarely need much. Moving walls, adding a bathroom or converting a carport usually means a permit from the City of Phoenix Planning and Development Department, or the relevant city building department in Mesa, Glendale or elsewhere. If the property is in an HOA, exterior changes may also need architectural committee approval, and that timeline belongs in your holding-cost math.

What to have ready

Have the purchase contract (or the price you're targeting), a line-item scope with your contractor's numbers, comps that back up the after-repair value, and a few sentences on projects you've completed. Torn between a quick purchase and a longer play? A bridge loan is worth a look alongside it.

Frequently asked questions

Does the loan include the rehab budget?

Typically yes, in two pieces: part of the purchase price at closing, then rehab money released in draws as work is finished and inspected. How much each piece covers depends on the lender, the property and your track record.

Can first-time flippers get funded?

Some partner programs will work with a first-timer, usually expecting more cash in the deal or a solid contractor plan in exchange. A completed project or two under your belt improves the terms you're offered.

What's the usual loan term?

Around a year, sometimes with an extension option attached. Phoenix adds its own wrinkles to a rehab schedule, from summer heat to HOA sign-off, so ask what extensions cost before you sign anything.

How much does my credit score count?

There's no minimum score on our partner programs. The lender's attention goes to the after-repair value, the scope of work and your exit plan.

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