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Program 01
Fix and Flip in Stockton
Fix and flip loans for Stockton investors, purchase through rehab.
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. Stockton's home values are correcting, so the spread gets made at purchase rather than assumed at resale. 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 Stockton, answered.
Is Stockton a good market to flip in right now?
It rewards a disciplined purchase, not a bet on appreciation. Stockton-Lodi MSA values fell 3.0% year over year through July 2026, median days on market ran 49, and roughly 39% of active listings were carrying a price cut that month. No Stockton-specific flip rate, gross profit or ROI figure has been published at a metro level, so treat any number you see quoted for this market as unsourced and make your spread at acquisition instead.
How long will the city take to review my rehab permit, and what will it cost?
Budget the review cycle, not the fee, because the fee isn't published. The City of Stockton's own timeline sheet puts a new single-family review at 15 working days for the first pass and 10 for a resubmittal, with most work-under-$30,000 permits running 10 and 8. Patio covers, solar PV and pool or spa permits can qualify for over-the-counter issuance. Those figures are estimates subject to staff workload, current as of the sheet's 2026-05-05 revision. No Stockton building permit fee or development impact fee amount was available to source, so confirm the current schedule with Building and Life Safety, 501 W Weber Ave, (209) 937-8561, before you lock a rehab budget or timeline.
What should I budget for property taxes while I'm holding a Stockton flip?
Plan on the basis resetting twice, with no owner-occupant exemption to soften either hit. As investment property, a Stockton flip is reassessed to its purchase price under Proposition 13, then reassessed again once your completed rehab is reflected on the roll, with a supplemental bill arriving by separate mail. A City of Stockton parcel also sits in the county's highest school-bond tax rate area, 1.2146% of assessed value versus a countywide median of 1.1100%, so a fresh basis near the city's July 2026 typical value of $429,229 runs about $5,213 a year in ad valorem tax alone. Direct assessments and Mello-Roos charges, where they apply, sit on top of that and are not capped by Proposition 13.
What flood and insurance issues could hold up a Stockton flip?
Check the parcel's FEMA zone before you write the offer, not after. The City of Stockton identifies Zones A, AO, AH and AE as Special Flood Hazard Areas within city limits, and a structure in one of them must be elevated above base flood elevation, with flood insurance required if the exit loan is federally backed. San Joaquin County participates in the NFIP Community Rating System at Class 7, which as of August 2026 the county stated delivers a 15% premium discount in high-risk flood zones and 5% in lower-risk zones; CRS classes get re-verified periodically, so confirm the current class before you price insurance. FIRMs in this metro move, so a flood determination pulled last year is not evidence about today's zone. No countywide or citywide average homeowners premium was available to source, so get an actual quote before you close.
Is there a faster value-add play in Stockton than a ground-up rehab?
An unpermitted second unit built before 2020 can be a shortcut, if the parcel qualifies. The City of Stockton offers three pre-approved ADU plans (studio, one-bedroom and two-bedroom) free of charge, and a homeowner permitting a previously unpermitted ADU or JADU built before 2020-01-01 is not required to pay impact fees or connection or capacity charges except where utility infrastructure is required. The catch: the city states these pre-approved plans are not available for a parcel inside a FEMA Special Flood Hazard Area, so confirm the flood zone (see above) before you count on this path. The plans are all-electric with no gas service and still require Planning zoning approval and site-specific permitting.
How much do I need to bring to a Stockton 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 6-month interest-only term. On a $400,000 Stockton purchase that is up to $360,000 from us and $40,000 from you (400,000 x 90% = 360,000), with rehab drawn against the schedule instead of advanced at closing. Stockton values are correcting rather than climbing, so carry a real contingency on top of that and make the spread at acquisition. Subject to underwriting.
Is there a minimum credit score for a Stockton fix and flip loan?
No minimum score on this program. We do run credit, but on an asset-based loan like a fix and flip it carries far less weight than it would at a bank. Weaker credit is usually offset with lower leverage rather than a decline, so the deal gets smaller instead of dying. There is no hard credit pull to start. What the file actually turns on is the Stockton purchase price, the rehab budget and the ARV. Subject to underwriting.
What is the smallest fix and flip loan you will write in Stockton?
$100,000, with a ceiling of $5 million. That range covers most of what trades in Stockton, from a single entry-level rehab up to a much larger project. The term is 6 months, interest-only, and the rehab piece is drawn against the schedule rather than advanced at closing. If a deal sits under the floor, send the numbers anyway and we will tell you quickly instead of stringing it out. Subject to underwriting.
Can I get a Stockton fix and flip loan if this is my first flip?
Yes. First-time flippers are welcome on this program. Experience helps, but it is not a gate. We underwrite the purchase price, the rehab budget and the ARV first, and no W-2s or tax returns are required because the loan qualifies off the property and your equity. On a first Stockton project, build the city's plan-review cycle into the 6-month term rather than assuming permits clear the week you close. 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 Stockton
Other programs in Stockton
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 2026-08-22.
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