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Program 01
Fix and Flip in Tri-Cities
Fix and flip loans for investors buying across the Tri-Cities.
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. Tri-Cities values ran essentially flat through mid-2026 while active inventory climbed, so the spread on a flip here is made at purchase, not on the way out. 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 Tri-Cities, answered.
Does the Tri-Cities resale market still support a flip right now?
Only if the discipline happens at the buy, not the sale. The Kennewick-Richland MSA's mid-tier home value moved just 0.2% year over year through July 2026 while the median list price slipped 0.8% to $499,000, median days on market rose from 52 to 57, active listings climbed 18.4% year over year, and roughly 28.8% of active listings had taken a price cut. That is a population-growth-and-rent market, not an appreciation market, so a flip's margin has to be built into the purchase price.
Does the rehab budget owe sales tax in the Tri-Cities, and does it change by city?
Yes, and it's a real hard-cost line, not a rounding error. Washington charges retail sales tax on construction labor as well as materials, and the rate depends on which side of a city line the property sits: Pasco 8.9%, Kennewick and Richland 8.8%, West Richland and Prosser 8.7%, unincorporated Benton and Franklin counties 8.1%. On a $200,000 rehab budget, that swing between the highest and lowest rate is about $1,600. Confirm the exact rate for your parcel's jurisdiction before you finalize a scope of work.
Does a Tri-Cities flip need to check for a Kennewick Irrigation District assessment before I close?
Yes, even on a six-month hold, because the lien attaches whether or not you plan to keep the property. The Kennewick Irrigation District serves over 20,200 acres within a 55,000 acre boundary across Kennewick and Richland, and sitting inside that boundary is not the same as being a billed member parcel, so it is a title question on every flip and never an assumption from the address. Member parcels carry a separate annual assessment, tiered by lot size, plus a $78.60 capital charge for 2026. Under RCW 87.03.265, that assessment is a lien "paramount and superior to any other lien...whether by mortgage or otherwise," which means it can outrank your acquisition loan even on a short hold. Verify the KID account status before you close, the same way you would clear a tax lien.
What does it cost in transfer tax to exit a Tri-Cities flip?
Plan on 0.50% local real estate excise tax on top of the state's graduated rate, in every named city in the metro. Kennewick, Richland, West Richland, Prosser, Benton City, Pasco and Connell all charge 0.50% local REET; unincorporated Franklin County matches that at 0.50%, while unincorporated Benton County runs a lower 0.25%. On a $600,000 exit, that quarter-point local difference is about $1,500. Confirm the current state REET brackets with your closing agent since they reset on a statutory schedule.
Should insurance timing worry a flipper in the Tri-Cities?
Get a bindable quote before your appraisal, not after you've locked a rehab budget. No county-level premium or wildfire-loss figure has been published for Benton or Franklin County, but the dominant peril here is wildland fire in the surrounding shrub-steppe. Wildland-urban interface exposure is a parcel-level question, not a pattern you can read off which city a flip sits in, and eastern Washington carriers have been tightening on interface parcels generally. Flood, by contrast, is close to a non-event: the federal claims record shows 108 paid flood claims in Benton County across the program's entire history and just 1 in Franklin County. Line up coverage before you commit to a rehab budget.
Can I get a firm rehab permit timeline or fee for a Tri-Cities flip?
Not from a published schedule, so build in a buffer and confirm directly. No city in this metro, Kennewick, Pasco, Richland or West Richland, publishes a permit review timeline, a permit fee table, or an impact fee schedule we could locate. Kennewick's building department does publish its adopted codes (2021 IBC, IRC and related codes plus the Washington State Energy Code), but not a turnaround target. Call the jurisdiction's building department before you set a rehab schedule; an unpublished number is not the same as a fast one.
How much cash do I need to bring to a Tri-Cities flip?
Roughly 10% of the purchase, plus closing costs and carry. 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 $499,000 purchase, near the metro's July 2026 median list price, that is up to $449,100 from us and $49,900 from you (499,000 x 90% = 449,100), with rehab drawn against the schedule rather than paid up front. Tri-Cities values ran essentially flat year over year, so carry a real contingency on top of that. Subject to underwriting.
My credit took a hit. Can I still get a Tri-Cities flip funded?
Usually yes, because this is an asset-based loan. We do run credit, but on a fix and flip it carries far less weight than it would at a bank, and there is no minimum score on this program. Weaker credit is normally handled with lower leverage rather than a decline, so you bring a little more to the table and the deal still gets done. There is no hard credit pull to start. Subject to underwriting.
Is there a minimum loan size for a Tri-Cities fix and flip?
We write from $100,000 to $5 million. That range covers nearly everything that trades in this metro, on a 6-month interest-only term. If your purchase plus rehab lands under $100,000, the deal is too small for this program and we will tell you that early rather than run you through underwriting. Subject to underwriting.
I have not flipped before. Will you fund my first Tri-Cities deal?
Yes, first-time flippers are welcome. A first project gets read on the deal, the numbers and the scope of work rather than a track record you do not have yet, and we still fund up to 90% of purchase and up to 100% of rehab, capped to ARV. Since the margin here is made at the buy, bring a realistic rehab budget with a contingency, and confirm the construction sales tax rate for your parcel's city before you lock the scope. 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 Tri-Cities
Other programs in Tri-Cities
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 2026-08-21.
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