Direct private lending in most states
Call us anytime at 512-617-9400
Apply now
Program 02

Fix and Flip in Beaumont

Beaumont fix and flip loans built around the windstorm certificate.

We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. In Beaumont and Port Arthur the roof often decides the schedule, because a coastal-county re-roof can need a windstorm inspection before the buyer can get wind coverage. Business-purpose loans only, subject to underwriting.

Fix and Flip in Beaumont, TX from USA Mortgage
90%
of purchase
100%
of rehab
Same day
term sheet
$5M
max loan

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.

Who it's for
Active fix and flip investors
First-time flippers welcome
Single-family and 1-4 units
Value-add and distressed buys
Auction and on-market deals
Typical terms
Loan amount$100K to $5M
Purchase leverageUp to 90% LTP
Rehab fundingUp to 100%
Term6 months
RateFrom 9.99%*
PaymentsInterest-only
Apply now

*Typical terms, subject to underwriting and market conditions.

Run your Fix and Flip numbers.

Pressure-test the deal in seconds with our free fix and flip calculator, no sign-up required.

Open the Fix and Flip calculator
More tools:BRRRRHard Money Cost
Local FAQ

Fix and Flip in Beaumont, answered.

What does a Jefferson County flip need that an inland Texas flip does not?
A windstorm inspection and certificate on the roof. Jefferson County is one of the 14 first-tier TWIA coastal counties. TWIA says a structure needs a WPI-8 certificate of compliance from the Texas Department of Insurance before it will insure it, and it lists replacing a roof or repairing a significant portion of one among the improvements that need a certificate. Skip it and the buyer may not qualify for TWIA wind coverage, which can stall or kill the exit financing. Sequence the roof inspection before drywall, build it into the budget rather than the punch list, and confirm the current trigger with TDI before you pull the roof.

Sources: twia.org, tdi.texas.gov

Where does flip inventory come from in Beaumont?
Partly from the city's own demolition list. Beaumont's Building Codes Division publishes a monthly Red Tag List of open demolition cases, and the version dated September 4, 2026 carried 396 open cases, 101 opened in 2026 and 114 in 2025. Owners can repair within a deadline or sign a demolition consent form and the city demolishes at no cost. Owners facing a deadline are a plausible seller pool, which is our inference rather than a published statistic, and some of those structures will be demolition candidates, not rehabs. Pull the case file and price the repair deadline before you offer.

Sources: beaumonttexas.gov

How low is entry basis here, and what does the flip margin look like?
Low basis, thin statewide margins, and no Beaumont-specific flip statistic we can publish. Zillow's mid-tier value was $125,021 in Port Arthur and $174,566 in Beaumont as of July 2026, against a $340,384 Texas average originated loan in 2023 and $219,281 in Jefferson County (64% of the state figure). For margins, the only sourced number is statewide: ATTOM reported a 9.9% Texas flip rate, $15,965 average gross profit and 5.6% gross ROI for Q1 2026, and gross ROI excludes rehab and carry. We found no metro flip rate. Deals here are won on purchase price, not on a rising market.
What does a flip carry in property tax while you hold it?
The full investor rate, with no homestead exemption and no 10% appraisal cap. Jefferson CAD's 2025 combined rate is 2.303981 per $100 of assessed value in Beaumont, 2.810110 in Port Arthur, 2.087155 in Nederland, 2.494339 in Groves and 2.587413 in Port Neches. Port Arthur is the highest in the county because Port Arthur ISD's rate is 1.270416, even though its houses are the lowest priced. A $125,000 Port Arthur assessment is roughly $3,513 a year in tax, against $2,609 in Nederland. Bridge City and Vidor (Orange County) and Lumberton (Hardin County) are on different appraisal districts with different rates. Hold-period math should use the parcel's own rate. Talk to your CPA about your position.

Sources: jcad.org

What should a flip budget for in flood and wind exposure?
A separate flood quote and a wind plan, priced before you close. Flood is its own policy, and the NFIP discount in a mapped flood zone differs by city: 15% in Beaumont, 5% in Port Arthur, 10% in unincorporated Jefferson County, and none for Nederland, Groves or Port Neches, which are not on FEMA's April 2025 list. The history is not theoretical: Hurricane Harvey put 26.03 inches of rain on Beaumont-Port Arthur airport in one day in 2017, and Tropical Storm Imelda damaged or destroyed more than 5,000 Jefferson County homes in 2019. We found no county premium average, so get bound wind and flood quotes on the specific property, and check whether the roof will need the windstorm certificate before the buyer's insurer does.

More Fix and Flip questions, answered on the program page

Resources

Guides for Fix and Flip

Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide
Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide
Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide
Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide
Browse all guides
Compare

Fix and Flip vs. other options

Comparison
Hard Money vs Private Money
See the comparison
Comparison
Hard Money vs Conventional Loan
See the comparison
More in Beaumont

Other programs in Beaumont

Second MortgageKeep your first mortgageRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement

Fix and Flip elsewhere in Texas

All Beaumont loan programs
About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-09-05.

Funding Beaumont deals fast.

Get real terms, usually same day. No obligation, no hard credit pull to start.

Apply nowTalk to us