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Sacramento Hard Money and Investor Loans

Title in an LLC, and the state rule catches what the city ordinance exempts.

USA Mortgage funds investors across Sacramento. Levee accreditation sets your flood zone before pricing. Every purchase resets your property tax basis to price paid. Business-purpose loans only, every structure set in underwriting.

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You hear the decision from the people who underwrote your deal.

The city ordinance stacks on the state cap, it does not replace it

Sacramento's Tenant Protection Act layers on top of the statewide AB 1482 rent cap, and whichever cap is stricter controls. An LLC-owned single-family rental keeps the city's unconditional exemption but can lose the state law's exemption that a natural-person owner keeps, a distinction that catches investors who assume the city rule is the strict one.

The levee decides the flood zone, not the neighborhood

The City of Sacramento sits behind an engineered levee system at the confluence of the Sacramento and American rivers, and a parcel's mapped flood zone follows the accreditation status of the segment protecting it. Natomas could not permit new construction for roughly seven years while its levees were reassessed, which is why the flood determination belongs early in diligence here, not at closing.

A yield market first, an appreciation play second

Sacramento MSA home values have drifted down while metro rents have kept grinding up, so rental coverage has been improving mechanically even as prices soften. The City of Sacramento itself carries the metro's lowest basis among the major submarkets and its strongest gross yield, with that trade-off sitting on the regulated side of the city line.

Loan programs in Sacramento

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

Fix and Flip in SacramentoRental / DSCR in SacramentoGround-Up Construction in SacramentoCRE Bridge in SacramentoTransactional Funding in SacramentoBank Statement / No-Doc in SacramentoConventional Investment in SacramentoPortfolio Loans in SacramentoCRE Permanent in SacramentoSBA Financing in Sacramento

Sacramento lending questions

Do you lend across the whole Sacramento metro, not just the city?
Yes, across the Sacramento metro. We fund deals in Sacramento, Elk Grove, Citrus Heights, Rancho Cordova, Folsom, Carmichael, Roseville, and West Sacramento, which means some parcels sit inside the city ordinance below and some do not. 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.
Does Sacramento have rent control, and how does it work with California's statewide cap?
Yes, and the two rules are not the same rule. The City of Sacramento's Tenant Protection Act, City Code chapter 5.156, caps most annual rent increases and layers on top of the statewide AB 1482 cap, and whichever cap is stricter for a given unit governs. A detached single-family rental is exempt from the city ordinance no matter who owns it, but that same house can still fall under the state cap if the owner is an LLC with a corporate member rather than a natural person, which is the opposite of what most investors assume going in. See the DSCR program. Subject to underwriting.
Is the City of Sacramento's rent ordinance permanent?
No. It carries its own expiration date, currently set past the end of this decade. Ordinance 2024-0045, adopted by the City Council on November 19, 2024, extended chapter 5.156 to remain in effect until December 31, 2029, at which point it repeals unless the Council acts again. Build any long hold inside city limits with that sunset date on the calendar. Talk to your attorney about how a renewal or repeal would affect an existing lease. See portfolio loans. Subject to underwriting.
What actually decides my flood insurance cost on a Sacramento property?
The accreditation status of the levee segment protecting the parcel, not the street address on its own. The city sits behind an engineered levee system at the confluence of the Sacramento and American rivers, and FEMA's mapped flood zone follows whichever levee segment covers that parcel, which can change as reconstruction work is certified. Natomas could not permit new construction for roughly seven years, from 2008 to 2015, while its levee accreditation was withdrawn and reassessed. Order the flood determination early and put the premium in the file before the deal is priced. See the ground-up construction program. Subject to underwriting.
Do the suburbs around Sacramento carry the same local rent rules as the city?
Not that we could confirm, and the city limit line is a real underwriting boundary either way. The City of Sacramento is the jurisdiction in this metro with its own rent ordinance stacked on top of state law; Elk Grove, Roseville, Citrus Heights, Rancho Cordova, and unincorporated Sacramento County appear to rely on the statewide AB 1482 cap alone, though that absence was not verified at a primary source for every city. Confirm the current rule with each city before you underwrite a deal there. See the DSCR program. Subject to underwriting.
Does my Sacramento property tax bill stay the same after I buy?
No. A California purchase resets the assessed value to the price you paid, and the correction arrives on its own bill. Every change in ownership triggers reassessment under Proposition 13, and the gap between the seller's old assessment and the new one is billed separately as a supplemental assessment, outside the normal tax cycle, with its own 60-day appeal window from the mailing date. Underwrite the tax line off the purchase price, not the number on the current listing. Talk to your CPA or tax advisor about your own parcel. See the DSCR program. Subject to underwriting.
What credit score do I need to borrow in Sacramento?
It depends on the program, and on three of them there is no minimum at all. Fix and flip, commercial bridge, and ground-up construction are asset-based, so we run credit but it carries far less weight than at a bank, and weaker credit is usually offset with lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment starts at 580, and transactional funding involves no credit check at all. There is no hard pull to start. Subject to underwriting.
How much do I need to put down on a Sacramento investment property?
Between nothing and about 25%, depending on the program. Fix and flip funds up to 90% of the purchase plus up to 100% of rehab, DSCR and conventional investment reach up to 80% LTV, commercial bridge reaches up to 75%, and transactional funding covers up to 100% of the A-to-B leg. On a $480,000 Sacramento purchase at 80% LTV that is $384,000 from us and $96,000 from you (480,000 x 80% = 384,000). Hold back cash for the tax reset to your purchase price and for flood insurance. Subject to underwriting.
What is the smallest loan you will write in Sacramento?
$100,000 on most residential programs. Fix and flip, DSCR, and bank statement loans all run from $100,000, with fix and flip up to $5 million and the other two up to $3 million. A blanket portfolio loan starts at $500,000 across five or more properties, SBA starts at $350,000, and commercial bridge reaches up to $10 million. If your Sacramento deal falls under the program minimum, we will say so on the first call rather than run you through an application. Subject to underwriting.
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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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