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Program 02

Fix and Flip in Broken Arrow

Fix and flip loans for investors buying in Broken Arrow.

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. Broken Arrow's housing stock skews newer than Tulsa's, so most rehab scopes here are systems and finishes work, not a full gut. The county line running through the city means your tax carry depends on which side of it the parcel sits. Business-purpose only, and every structure is set in underwriting.

Fix and Flip in Broken Arrow, OK 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
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Fix and Flip in Broken Arrow, answered.

What does a renovation permit cost in Broken Arrow, and how long does plan review take?
We could not source a fee schedule or a review timeline, and neither could the city's own site. Broken Arrow's Manual of Fees and its Development Services pages return an error to automated requests, so no permit fee, plan review time, or impact fee for Broken Arrow is published anywhere we could verify. Do not plan a rehab budget around a number you found on a blog. Call Broken Arrow Community Development directly and get the fee and the review time in writing for your specific scope before you set your draw schedule.
Which county's tax bill do I underwrite on a Broken Arrow flip, and does a homestead exemption help?
No homestead exemption applies to an investment property, and the county matters more than the address suggests. Broken Arrow straddles the Tulsa County / Wagoner County line, and the two sides carry different levies on an identical house: on the 2025 levies, a $300,000 non-owner-occupied property in Broken Arrow schools runs about $3,892.90 a year on the Wagoner County side against $4,245.78 a year on the Tulsa County side, a $352.88 gap on the same value in the same city. Widen it across the three school districts reaching into the Tulsa County half of the city and the in-city spread runs to about $509 a year. Pull the county and the levy code for the specific parcel before you underwrite; do not price a flip off the seller's current bill, since Oklahoma's assessment cap resets when title transfers.

Sources: wagonercounty.ok.gov, assessor.tulsacounty.org

How much of my Broken Arrow rehab budget should go to the roof?
Price it first, not last. Broken Arrow sits at the center of the metro's worst recent hail: four of the eight Tulsa County hail reports of 2 inches or larger logged between 2021 and April 2026 hit Broken Arrow on a single day, May 21, 2024, including one report at 3.00 inches. The Oklahoma Insurance Department itself warns that hail coverage can carry restrictions, including exceptions for cosmetic damage and a separate, higher hail deductible in higher-risk areas. Get the roof's age, the hail deductible, and the cosmetic-damage language in the exit buyer's likely policy before you finalize the rehab scope and the carry.

Sources: ncei.noaa.gov, oid.ok.gov

What actually gates a Broken Arrow flip, if the houses are newer and in better shape than Tulsa's?
Speed and exit price, not the scope of the rehab. Broken Arrow's median home was built decades more recently than Tulsa's, and the city's stock is heavily single-family detached, so most flips here are systems and finishes work on a functional house rather than a full gut. That means the rehab itself is rarely the bottleneck. The gating factors are the roof budget (previous FAQ), the county-specific tax carry (above), and how fast you can turn the file once the scope is set, since a smaller rehab spread rewards speed more than it rewards buying broken stock at a discount.

Sources: data.census.gov

Can I exit a Broken Arrow flip into a short-term rental if the resale market is slow?
Plan on it being harder than in Tulsa, and read the license terms before you count on it. Broken Arrow's short-term rental ordinance was rewritten in 2026 and runs a conditional, capped, and inspected regime: no natural person may hold more than four active licenses citywide in residential zoning, occupancy is capped at two people per sleeping area up to 12 per unit, and the license itself is not transferable. It expires the moment title changes hands, so buying a licensed, operating short-term rental does not carry the license with the sale, and neither does buying the entity that holds it. Underwrite your exit on a retail sale or a rental hold; do not underwrite it on inheriting someone else's license.

Sources: library.municode.com

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

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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 2026-08-28.

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