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Fresno Hard Money and Investor Loans

Water rules written for farmland sit under every rural parcel in the Kings Subbasin.

USA Mortgage funds investors across Fresno. Rent-to-value here supports DSCR underwriting better than coastal metros. Fresno rentals must register with the city's rental registry. Business-purpose loans only, terms set in underwriting.

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Second Mortgage

A second mortgage on your Fresno rental property.

Second mortgages on Fresno County investment property, $50K to $1M, up to 80% CLTV. Business purpose only. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

A yield market at metro scale

Fresno is one of the few large California metros where gross rent yields still run ahead of the coastal markets, and it is a county of over a million people, not a small town. Values have been roughly flat while rents have been climbing faster, which is the structural case for a hold strategy here rather than a bet on appreciation.

A rental registry most out-of-area buyers do not expect

The City of Fresno requires every residential rental to register through its Residential Rental Registry and runs sampled proactive inspections with per-unit fees, backed by a dedicated code enforcement team. Budget the registration and any inspection cure into your rehab plan before closing, not after.

Water rules that sit under rural parcels, not the whole county

Fresno County's Kings and Delta-Mendota subbasins are under locally run groundwater sustainability plans rather than state probation, unlike neighboring Kings and Tulare counties. A rural parcel on a private well still sits inside that management framework aimed at ending overdraft by 2040, which is worth a diligence question on the water source before you buy.

Loan programs in Central Valley

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in Central ValleyFix and Flip in Central ValleyRental / DSCR in Central ValleyGround-Up Construction in Central ValleyCRE Bridge in Central ValleyTransactional Funding in Central ValleyBank Statement / No-Doc in Central ValleyConventional Investment in Central ValleyPortfolio Loans in Central ValleyCRE Permanent in Central ValleySBA Financing in Central Valley

Central Valley lending questions

Do you lend across the whole Fresno metro, not just the city?
Yes, across the Fresno metro. We fund deals in Clovis, Madera, Selma, Sanger, Reedley, Kerman, Fowler, and Kingsburg alongside Fresno itself. USA Mortgage is headquartered in Bee Cave, Texas, and funds deals in most states with our own capital. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across California or talk to us.
Is Fresno County's groundwater under state probation?
Neither of Fresno County's two main subbasins is on state probation. The Kings Subbasin, which underlies the city of Fresno, Clovis and Kerman, had its groundwater sustainability plan approved by the Department of Water Resources, and its member agencies submitted an updated plan addressing the state's corrective actions in January 2025. The Delta-Mendota Subbasin in western Fresno County exited state intervention entirely on April 7, 2026, after its 23 groundwater agencies consolidated under one unified plan. The probationary subbasins making headlines, Tulare Lake and Tule, sit in neighboring Kings and Tulare counties, not here. Any rural parcel on a private well still sits under a management regime aimed at ending overdraft by 2040, which is a diligence question for the deal, not a reason to avoid the county. See how we lend across California. Subject to underwriting.
Does my property tax bill reset when I buy a Fresno rental?
Yes, and expect two separate reassessments on a rehab, not one. Under Proposition 13, assessed value resets to your purchase price on every change in ownership, so the seller's current tax bill tells you nothing about yours. Fresno County runs 2,001 tax rate areas with ad valorem rates spanning roughly 0.96% to 1.54%, so pull the parcel's own tax rate area before underwriting rather than using a county average. A purchase between January 1 and May 31 triggers two supplemental assessments, one for the change in ownership and one for completed construction if the timing overlaps; a purchase from June through December triggers one. Talk to your CPA about your own position. See the fix and flip program. Subject to underwriting.
Do Fresno rentals have to be registered with the city?
Yes. The City of Fresno runs a Residential Rental Registry under the Rental Housing Improvement Act, with regulations effective March 1, 2025. Every residential rental property must register, and the city runs proactive baseline inspections on a sampling basis: all single units, half of 2-to-4-unit properties, and a tenth of properties with 51 or more units, each carrying a per-unit inspection fee. A dedicated Anti-Slum Enforcement Team pursues the worst violators. Owner-occupied properties, mobile home parks and vacant units are exempt. Budget the registration and any inspection cure into the rehab plan, not into year three. See the DSCR program. Subject to underwriting.
Does Fresno have rent control?
No. Fresno has no local rent control ordinance and no local rent board. Rent increases on existing tenants are governed by the statewide Tenant Protection Act, AB 1482, which caps increases at 5% plus the regional CPI or 10%, whichever is lower, with just cause required after 12 months of tenancy. Rent stabilization has been proposed and debated at Fresno city council workshops without being adopted. That leaves the door open to a future change, so build your hold-period rent growth assumption off AB 1482 as it stands today, not off a permanent guarantee. Subject to underwriting.
What does it cost to transfer title when I exit a Fresno deal?
Fresno County charges the state minimum, with no city add-on anywhere in the county. The documentary transfer tax runs $1.10 per $1,000 of consideration everywhere in Fresno County, including Fresno and Kingsburg, both charter cities that could impose a higher local rate but do not. That is a lower-cost exit than a charter city with its own transfer tax stack. Confirm who customarily pays it with your escrow officer, since that norm was not sourced for Fresno County specifically. See the DSCR program or talk to us. Subject to underwriting.
What credit score do I need to borrow in Fresno?
It depends on the program, and on the asset-based ones there is no minimum at all. Fix and flip, commercial bridge and ground-up construction carry no minimum score: we run credit, but it carries far less weight than at a bank, and weaker credit is usually handled with lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment starts at 580, and transactional funding has no credit check at all. There is no hard pull to start a conversation. See how we lend across California. Subject to underwriting.
How much do I need to put down on a Fresno investment property?
Anywhere from nothing to 25%, depending on which program fits. Fix and flip funds up to 90% of the purchase price plus up to 100% of the rehab budget. DSCR, bank statement and conventional investment run up to 80% LTV: on a $400,000 Fresno purchase that is $320,000 from us and $80,000 from you (400,000 x 80% = 320,000). Commercial bridge runs up to 75% LTV, ground-up construction up to 85% of cost, and transactional funding covers up to 100% of the A-to-B purchase. See how we lend across California. Subject to underwriting.
What is the smallest loan you will write in Fresno?
$100,000 on the residential programs. Fix and flip, DSCR and bank statement loans all start at $100K. SBA files start at $350K and portfolio blanket loans at $500K. Fresno metro's median list price ran $479,500 in July 2026, so a normal single-family deal here clears the residential minimums without stretching anything. See how we lend across California. Subject to underwriting.

Sources: fred.stlouisfed.org

Can I borrow in Fresno on my first deal?
Yes. First-time flippers are welcome. A first deal reads the same as a tenth: the property, the purchase price, the budget and the exit. Bring a scope of work and bids you can defend, and be honest about the timeline. Fresno resale is balanced rather than distressed, so the margin has to be made at the purchase price, which is the part first-time borrowers most often get wrong. See the fix and flip program. Subject to underwriting.

Sources: fred.stlouisfed.org

Serving Central Valley and nearby
ClovisMaderaSelmaSangerReedleyKermanFowlerKingsburg
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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 2026-08-15.

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