Fix and flip loans for Raleigh, purchase and rehab.
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. Raleigh's carry math turns on Wake County's revaluation cycle, which resets in 2027 after the last one lifted values sharply. Business-purpose only, and every structure is set in underwriting.
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.
Does Wake County's revaluation cycle change what I'll owe on a flip I'm still holding?
Not on a flip that closes before 2027, but plan around the date anyway. Wake's assessed values are frozen between revaluations: the most recent reval took effect 2024-01-01 and raised residential values 53%, and the next one takes effect 2027-01-01, with value notices mailing that January and appeals opening the same month. A flip you buy and sell in 2026 carries the 2024-vintage assessment the whole way through. One you're still holding when notices go out could see a jump mid-project. On a $436,000 Raleigh house at the combined county-plus-city rate of $0.9091 per $100 (tax year 2026), the annual bill runs about $3,964.
What's the deed stamp tax on the sale side of a Raleigh flip?
North Carolina's state excise tax is $1.00 per $500 of consideration, or 0.2%, and the seller pays it. On a house that sells for $450,000 that's about $900, due to the register of deeds before recording. Wake County levies no additional local transfer tax on top of it, unlike a handful of far northeastern coastal counties. There's also no mortgage or intangibles tax on the note itself, just the flat statutory recording fees.
I'm looking at a deal in Durham or Chapel Hill. Can I use Wake County's tax numbers?
No. The Triangle is three counties with three different rates, and blending them will misprice your carry. On the same fiscal year, a Raleigh (Wake County) address combines to $0.8721 per $100, a Durham (Durham County) address to $0.9913 (about 14% higher), and a Chapel Hill (Orange County) address to $1.1383 (about 30% higher). The revaluation calendars don't line up either: Wake reset in 2024, Durham and Orange both reset in 2025. Pull the parcel's actual county from the register of deeds, not from the mailing address, since Cary and Raleigh both straddle county lines.
Do I need a broker's license to wholesale a fix and flip contract in Raleigh?
No, not under current law. HB 797, the bill that would have folded residential wholesaling into North Carolina's broker-license definition, passed the state House 103-0 in April 2025 but has sat in the Senate Rules Committee since May 2025 with no ratification. It is not law. Under the law that does apply, a bona fide party to a purchase contract can assign its own contract rights without a broker license. Re-check the bill's status before you rely on this, since a 103-0 House vote signals where things are headed. If the plan is a double close instead of an assignment, our transactional funding covers same-day funding for both legs.
If a Raleigh flip doesn't sell fast enough, what does the rental fallback look like?
Raleigh rents run thin relative to value, about 0.36% of ZHVI a month at a $1,579 median rent against a $436,056 median home value, so a straight rental exit inside the city itself is closer to break-even than cash flow. The math is better east of the city: Zebulon, Wendell, Garner and Knightdale run 0.47% to 0.58% of value a month. Median days on market also swing hard by season, 74 in January versus 44 in April, so a flip that misses the spring list window sits longer either way. If the exit shifts from sale to hold, a DSCR loan qualifies on the property's rent rather than your tax returns.
How are flips actually performing across North Carolina right now?
Thin margins, as of Q1 2026. North Carolina posted 2,427 flips statewide, 8.3% of all home sales, at a $57,000 average gross profit and 25.0% gross ROI. The ROI is close to the national 25.4%, but the gross profit sits well under the national $66,000. That's a statewide figure, not a Raleigh-specific one; ATTOM's metro tables don't break out the Raleigh-Cary MSA separately. Locally, as of July 2026, the Raleigh-Cary market itself is flat rather than falling: a $450,000 median list price, down 2.2% year over year, with active listings up 5.5%. Underwrite a flat-to-slightly-down ARV, not appreciation.
What credit score do I need for a fix and flip loan in Raleigh?
There is no minimum score on a Raleigh fix and flip. 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 house, the rehab budget, and the ARV. Weaker credit usually means lower leverage rather than a decline, so you bring a little more to closing instead of hearing no, and there is no hard credit pull to start. With North Carolina flip margins running thin at a $57,000 average gross profit in Q1 2026, the budget matters more to the outcome than the score does. Subject to underwriting.
How much cash do I need to bring to a Raleigh flip?
About 10% of the purchase, 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 $450,000 Raleigh-Cary purchase, the metro's median list price as of July 2026, that is up to $405,000 from us and $45,000 from you (450,000 x 90% = 405,000), with rehab drawn against the schedule instead of paid up front. Budget the 0.2% state excise tax on the sale side too, since the seller pays it, and carry six months of interest on an interest-only 6-month term. Subject to underwriting.
Is there a minimum loan amount for a Raleigh fix and flip?
$100,000 is the floor and $5 million is the ceiling. Most Raleigh deals clear the floor without trying, since the Raleigh-Cary median list price ran $450,000 as of July 2026. Where it can bite is a low-basis house out in the eastern Wake towns bought for the cash-flow math rather than the flip math. We fund purchase and rehab together, so a cheap buy with a real scope of work behind it often gets there anyway. Subject to underwriting.
Yes. First-time flippers are welcome. We underwrite the property and the plan, so a first project is not a decline on its own. What we will push on is the budget: North Carolina posted 2,427 flips in Q1 2026 at a $57,000 average gross profit, well under the national $66,000, so a thin scope leaves nothing for a surprise. Bring a real contingency and a contractor who has finished comparable work in Wake County. The terms are the same either way, up to 90% of purchase and up to 100% of rehab on a 6-month interest-only term. Subject to underwriting.
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 2026-08-13.
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