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Program 02

Fix and Flip in St. Charles

St. Charles County fix and flip loans, no mid-project reassessment.

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. Missouri charges no transfer tax on either leg of a closing, and St. Charles County only revalues in odd years, so a rehab you finish in 2026 is not picked up until the 2027 assessment. Business-purpose only, and every structure is set in underwriting.

Fix and Flip in St. Charles, MO from USA Mortgage
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
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Fix and Flip in St. Charles, answered.

Will a St. Charles County rehab get reassessed while I still own it?
No, not under the county's regular cycle. St. Charles County reassesses property in odd years with a levy rollback, so a rehab you complete during an even year is not reflected on the tax roll until the next odd-year valuation date, which is 2027. That means carry costs stay flat for the life of most flip timelines instead of stepping up mid-project the way they can in a jurisdiction that reassesses on transfer or on a completed permit. Confirm the parcel's own assessment history with the St. Charles County Assessor before you finalize a hold-cost projection.
Does Missouri charge a transfer tax on a St. Charles County flip sale?
No. Missouri bars a real estate transfer tax by constitutional provision, so neither the buy nor the sell side of a flip carries one, and recording starts at five dollars for the first page plus the county's own surcharge. That keeps the round-trip closing cost stack in St. Charles County structurally light compared to states that tax every transfer. It does not offset ordinary title, escrow, and recording fees, which still apply on both closings.
What slows down a rehab in the city of St. Charles specifically?
A historic review board that meets once a month, if your rehab touches the exterior. The city of St. Charles has designated 26 individual landmarks and 6 historic districts covering more than 3,000 properties, including South Main and Frenchtown, and any exterior construction, alteration, or removal on a landmark or a district property needs a Certificate of Appropriateness from the Historic Landmarks Preservation and Architectural Review Board. That board generally meets the third Monday of the month, so missing a submittal window adds roughly four weeks of hold before a permit is even issued. Budget the calendar for a South Main or Frenchtown flip, not just the rehab cost.
How does St. Charles County's flood exposure change my insurance plan on a flip?
Check the CRS discount before you assume a rate. Roughly 43% of St. Charles County sits within the floodplain, and the interior creeks (Dardenne, Femme Osage, Peruque, Belleau) can put a parcel in an SFHA even miles from the Missouri or Mississippi rivers. FEMA's Community Rating System sets unincorporated St. Charles County at class 6, a 20% flood-insurance discount, while the city of O'Fallon sits at class 9, only a 5% discount, and St. Charles city, St. Peters, Wentzville, Lake Saint Louis, Cottleville, Dardenne Prairie, and Weldon Spring carry no CRS discount at all. Confirm which jurisdiction the parcel sits in and check the county's flood maps before you price a policy into the rehab budget.
What is the county's property tax stack while I hold a flip here?
Schools and fire, not a county levy. St. Charles County charges no general-revenue property tax; the county-wide common block totals only 0.8222 per $100 assessed value, and the real cost driver is the school district (3.96 to 4.75 per $100 across the eight cities) plus the fire district, which is its own large taxing body (0.15 to 1.07 per $100). The effective rate on market value runs from about 1.13% in Weldon Spring to about 1.37% in St. Charles city, a 21% spread on identical value depending on which school and fire district the parcel sits in. Pull the parcel's own tax account rather than assuming a single county rate.
Does the 2026 Missouri wholesaler law affect how I source a St. Charles County flip?
Yes, if any of your deal flow comes through an assignment. RSMo 407.3600, effective 2026-08-28, requires a wholesaler assigning a contract on a one-to-four-unit residential property to give the record owner a separate, boldface written disclosure at least fourteen calendar days before the purchase contract is signed. If that disclosure was skipped, the owner can cancel before closing with earnest money returned. This is a new cooling window between first contact and a signed contract on that kind of deal, so a flip sourced through an assignment now runs on a longer clock than it did before late August 2026. Confirm with Missouri counsel on any deal that touches an assignment.
What credit score do I need for a fix and flip loan in St. Charles County?
There is no minimum score on this program. We do run credit, but on an asset-based flip loan it carries far less weight than at a bank. We underwrite the purchase price, the rehab budget, and the ARV. Weaker credit is usually handled with lower leverage rather than a decline, and there is no hard credit pull to start. 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
Browse all guides
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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 2026-09-04.

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