Fix and Flip in Broken Arrow

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.

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.

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.

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.

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.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.