Fix and Flip in San Bernardino

The city building department, not the county. Permit fees, plan-review timelines, and impact fees are set by the jurisdiction issuing the permit, and no county-wide fee schedule or review timeline is verified at a primary source, so we quote none: a Fontana rehab and a Redlands rehab can run on different clocks and different fee sheets entirely. Confirm the schedule with the city before you lock the rehab budget, not after.

Your purchase price becomes the new tax base, and it starts fresh whether you're a homeowner or an LLC. California's Proposition 13 caps the ad valorem rate at 1% of full cash value and holds annual growth to 2%, with no separate rate for an investor versus an owner-occupant, so a business-purpose buyer pays the same ad valorem line a homebuyer would. Where a property sits inside a community facilities district, though, a special tax rides on top on its own schedule: San Bernardino County's own CFD 2006-1 (Lytle Creek North) raises its maximum special tax every July 1 by at least 2% a year, even in a flat market. A flip investor should read the secured tax bill before setting the hold-period budget, and a buyer planning to hold the property as a rental after rehab can size that special-tax line into a DSCR loan from the start.

Yes, structurally, not just by price. The county spans three different peril profiles: wildland-urban interface forest in the mountain resort belt around Big Bear Lake and Lake Arrowhead, wind and blowing-sand exposure in the High Desert around Victorville and Hesperia, and an ordinary quote on the Valley floor. Underwrite the region the collateral sits in, not the county as a whole, and get a wildfire quote in the file before the term sheet on any mountain property. Carry replacement cost coverage, not actual cash value, on the rehab.

Yes, if you sell within 18 months of taking title. California's flip-disclosure law, Civil Code section 1102.6h, requires a seller of a 1-4 unit property who accepts an offer inside that window to disclose room additions, structural modifications, and other repairs, along with the contractors who did the work, and permits may be attached. Build the file as you go, contractor names, scopes, and permits, so the disclosure is a paperwork step at close, not a scramble.

It can, in the newer tracts. Where a property sits inside a community facilities district, a seller owes the buyer a Notice of Special Tax under Civil Code section 1102.6b, and that duty travels with the parcel through a flip the same as any other sale. Fontana, Chino, and newer Ontario tracts are where this shows up most in this county. Pull the secured tax bill by APN and read the fixed-charge lines before you list.

It runs older toward the Valley and to a lower entry basis toward the High Desert. The county's median year built is 1983, and the city of San Bernardino itself sits at 1973, with the deepest value-add stock concentrated in San Bernardino, Colton, Rialto, and the older Ontario and Fontana tracts. Victorville and Hesperia sit on roughly half the entry basis of Rancho Cucamonga, with rents still climbing. Either lane carries the same two California compliance items at exit: the resale disclosure duty above and the Mello-Roos notice duty where a CFD applies.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.