Question 1

Is the Fresno resale market distressed enough to flip into?

Accepted Answer

No, it's balanced, and that changes where the spread comes from. As of July 2026, Fresno metro's median list price sat at $479,500 (versus $475,000 a year earlier), active listings ran 2,119, median days on market was 55, and about 35.6% of active listings carried a price cut. That is a steady market, not a distressed one, so the spread on a Fresno flip is made at the purchase price, not on a bet that values move for you during the hold.

Question 2

Why is my property tax bill different from what the seller was paying?

Accepted Answer

Because Proposition 13 resets assessed value to your purchase price, not the seller's. Fresno County's own Auditor-Controller states the mechanic directly: full cash value is the appraised value 'when purchased, newly constructed, or a change in ownership has occurred.' Underwrite your hold-period tax line off your purchase price times the parcel's tax rate area rate, never off the seller's current bill.

Question 3

How many property tax reassessments should I budget for on a Fresno flip?

Accepted Answer

Two, not one, if you buy and finish rehab in the same tax year. Fresno County triggers a supplemental assessment on the change in ownership and a separate supplemental assessment when construction is completed. An event between January 1 and May 31 can generate two supplementals in a single year; an event from June through December generates one. Carry both step-ups in your rehab budget, not just the purchase-triggered one.

Question 4

Does the property tax rate stay the same across Fresno County?

Accepted Answer

No, it's a parcel-level fact, not a county average. Fresno County publishes 2,001 separate tax rate areas for FY 2025-26, with ad valorem rates running from 0.958% to 1.543% and a median of 1.175%. About 65% of tax rate areas sit above 1.15%. Pull the tax rate area for your specific parcel before you underwrite; a county-average number will be wrong on most deals.

Question 5

What does it cost to transfer title when I sell a Fresno flip?

Accepted Answer

$1.10 per $1,000 of consideration, and nothing more, anywhere in Fresno County. Fresno and Kingsburg are charter cities that could add a city transfer tax on top of the state base but do not, so the whole county sits at the statewide rate with no add-on. On a $419,023 sale that runs about $461. Compare that to a sale inside the City of Los Angeles, where the rate runs $5.60 per $1,000 before Measure ULA's additional tiers apply.

Question 6

Do I have to disclose the rehab work when I sell a Fresno flip?

Accepted Answer

Yes. California requires it if you sell within 18 months of taking title. Under Civil Code section 1102.6h, a seller of a 1-4 unit single-family property who accepts an offer within 18 months of taking title must disclose any room additions, structural modifications, other alterations, or repairs, along with the contractors' names and contact information, and may attach the permits. It applies to offers accepted on or after 2024-07-01. Keep your contractor records and permits organized from day one; see our fix and flip program for how draws and inspections are structured along the way.

Question 7

How much do I need to bring to a Fresno flip?

Accepted Answer

About 10% of the purchase price, plus closing costs. 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. At the metro's July 2026 median list price of $479,500 that is up to $431,550 from us and $47,950 from you (479,500 x 90% = 431,550), with rehab drawn against the schedule instead of paid up front. Fresno resale is balanced rather than distressed, so the spread is made at the purchase price. Carry a real contingency on top of that. Subject to underwriting.

Question 8

What credit score do I need for a fix and flip loan in Fresno?

Accepted Answer

There is no minimum score on a Fresno fix and flip loan. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The file is underwritten on the property, the purchase price and the rehab budget. Weaker credit is usually handled with lower leverage rather than a decline. There is no hard credit pull to start, so a scenario call costs you nothing on your report. Subject to underwriting.

Question 9

Can I get a Fresno fix and flip loan on my first deal?

Accepted Answer

Yes. First-time flippers are welcome. A first deal is underwritten the same way as a tenth: the property, the purchase price, the rehab budget and the exit. Bring a scope of work and contractor bids you can defend. That matters more than usual here, because the Fresno resale market is balanced rather than distressed, so the margin has to be made at the purchase price instead of on the hold. Subject to underwriting.

Question 10

What is the smallest fix and flip loan you will write in Fresno?

Accepted Answer

$100,000. The program runs from $100K to $5M, which covers essentially everything that trades in this metro. Fresno metro's median list price ran $479,500 in July 2026, so a normal single-family flip sits in the middle of that range rather than near either end. Rehab funding sits on top of the purchase piece, up to 100% of the budget and capped to ARV. Subject to underwriting.

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