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Program 01
Fix and Flip in Oklahoma
Fix and flip loans funded across Oklahoma.
Built for the active flipper. 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. Oklahoma taxes short-term mortgage paper at a fifth of the long-term rate, and the abstract sits on the critical path of every closing here. Business-purpose only, and every structure is set in underwriting.
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
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Fix and Flip in Oklahoma, answered.
Does Oklahoma tax my flip loan differently because it is short term?
Yes, and in your favor. Title 68 section 1904 levies a mortgage registration tax scaled to the term of the note: 2 cents per $100 under two years, rising in steps to 10 cents per $100 at five years or more. In percentage terms that is 0.02% on a 12-month flip mortgage against 0.10% on a 30-year note. On a $250,000 loan the difference is $50 versus $250 (250,000 / 100 = 2,500 units, x $0.02 = $50). Add the $10 county treasurer certification fee. It is not a large number either way, but it is a genuine Oklahoma-specific edge for short paper, and it is one of the few closing-cost lines here that rewards the way a flip is financed. Note the teeth in section 1907: an unpaid mortgage tax means the mortgage cannot be recorded and cannot be foreclosed.
What do I owe the state when I sell the finished flip?
The documentary stamp tax on the deed. Title 68 section 3201 charges 75 cents for each $500 of consideration, or any fraction of it, which works out to 0.15% of the sale price. On a $300,000 resale that is $450 (300,000 / 500 = 600, x $0.75 = $450). Two details worth knowing. First, section 3201(C)(3) defines consideration to include assumed indebtedness, so a subject-to or wrap structure does not shrink the base. Second, section 3203 points the liability at the party who makes or signs the instrument, and allocation between buyer and seller is contractual in practice, so put it in the contract rather than assuming a custom. Stamps must be affixed before the county will accept the deed for recording, and the buyer name and address must appear on the face of it.
Does the Oklahoma 5% valuation cap help me on a flip?
No, and this is where a lot of generic content gets Oklahoma wrong. Article 10 section 8B of the state constitution caps any increase in the fair cash value of locally assessed real property at 5% a year, on all of it, not just homesteads. That is genuinely better than the homestead-only caps in some neighbouring states. But the same section says the cap does not apply in a year when title is transferred and does not apply to the value added by improvements. A flip is both of those things at once. So assume the parcel reassesses at fair cash value in the year you buy it, and assume the rehab you just paid for is added on top. Underwrite the tax line at the reset number, not the seller's current bill. The cap is a rental owner's benefit, which is a reason a flip that will not sell often converts to a DSCR rental loan rather than sitting.
How much lead time does an Oklahoma closing actually need?
More than the funding decision does, because the abstract runs on its own clock. Title 36 section 5001(C) bars any title commitment or policy in Oklahoma until an attorney licensed here examines a certified abstract prepared by an abstractor licensed in the county where the property sits, brought forward for the current transaction. That step exists in every Oklahoma file and it does not exist in a Texas or Florida file. We can issue a term sheet the same day and we are ready to fund quickly once title and insurance come together, but on an Oklahoma deal the honest advice is to order the abstract extension the day you go under contract. We do not publish a county turnaround time because there is no source worth quoting; ask the abstractor. For what inventory and pricing look like where you are buying, see Oklahoma City fix and flip or Tulsa fix and flip.
How should I budget insurance on an Oklahoma rehab?
Higher than almost anywhere else, and get a real quote for the address. Oklahoma is reported as having the highest average homeowners premium in the country in 2025 coverage of a LendingTree analysis. We are not publishing a dollar figure, because the circulating estimates disagree with each other and none is a regulator number. What the Oklahoma Insurance Department does publish is rate filings, and the 2026 picture is deceleration and dispersion rather than another uniform double-digit year: 64 homeowners rate changes in the first seven months of 2026 averaging plus 3.25%, spread from minus 15.0% at one carrier to plus 19.7% at another. A vacant-dwelling or builder's risk policy prices above a standard owner policy, so quote the policy you will actually carry during the hold.
Is the roof worth upgrading while I have the property open?
It is worth pricing, because Oklahoma has a state program pointed straight at it. The Strengthen Oklahoma Homes grant pays up to $10,000 toward an IBHS FORTIFIED Home roof upgrade, with statewide application rounds that opened in January and July of 2026. Be careful with the claim, though: the program is described as serving homeowners, and whether an LLC-owned non-owner-occupied property qualifies is not something we found an answer to, so do not build a budget around getting the grant on a flip. What is durable is the underlying point. If you are replacing the roof anyway in the highest-premium homeowners market in the country, a documented FORTIFIED roof is a resale and insurability feature for your buyer. Check eligibility with the Insurance Department before you count on the money.
What credit score do I need for an Oklahoma fix and flip loan?
There is no minimum score on this program. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The file turns on the property, the rehab budget, and the after repair value. Weaker credit is usually answered with lower leverage rather than a decline, and there is no hard credit pull to start. Subject to underwriting.
How much cash do I need to bring to an Oklahoma flip?
Roughly 10% of the purchase, plus closing costs and a contingency. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV. On a $250,000 purchase that is up to $225,000 from us and $25,000 from you (250,000 x 90% = 225,000), with rehab drawn against the schedule rather than paid up front. Budget separately for the deed stamps, the mortgage tax, the abstract and the attorney examination, none of which are financed. Subject to underwriting.
Can I get an Oklahoma fix and flip loan on my first deal?
Yes. First-time flippers are welcome on this program. The file is underwritten on the property, the budget, and the exit, so a thin track record is not a decline by itself. Expect it to show up in leverage rather than in a yes or no, and expect harder questions about your contractor and your ARV support. The term is 6 months, interest-only, and in a state where the abstract sits on the critical path, build the closing calendar into that window on both ends. Subject to underwriting.
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 Compare
Fix and Flip vs. other options
More in Oklahoma
Other programs in Oklahoma
Rental / 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
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 2026-08-12.
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