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. Tulsa's entry basis funds a full cosmetic rehab, and the roof is the line item to price first. Business-purpose only, and every structure is set in underwriting.
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.
Why can't I pull a Tulsa comp off the recorded sale price like I can in a disclosure state?
Because Oklahoma keeps the purchase-price affidavit confidential, but the deed's tax stamp still gives away consideration within $500. A closing statement or Affidavit of Purchase Price accompanies the deed, and it is not recorded and is used only by the county clerk to set the documentary stamp tax. The stamp itself, though, is on the recorded deed at a fixed statutory rate of $0.75 per $500 of consideration, so you can back into the sale price from public data to within $500 if you do the arithmetic. Underwrite your ARV off an appraisal and MLS data, not off an automated valuation model dressed up as a recorded price. For a sanity check on the finished number, Tulsa proper's mid-tier home value was $222,868 in June 2026 and the metro listed at $168 per square foot on a 2,031 square foot median listing in July 2026, so a $40,000 rehab on a 1,400 square foot house is roughly 17% of finished list value.
How big a line item is the roof on a Tulsa rehab budget?
Big, and getting bigger. NOAA's Storm Events Database logged 82 hail reports in Tulsa County in 2025, up from 8 in 2021, and nearly every 2-inch-plus hail event in that stretch hit Broken Arrow, Bixby or Jenks. The Oklahoma Insurance Department itself warns that homeowners policies can carry restrictions on hail coverage, including cosmetic-damage exclusions and a separate, higher hail deductible. Get the roof's age and the exit buyer's likely policy terms before you finalize the rehab scope and the carry: a roof that looks fine cosmetically can still trip an insurability question at resale.
Does Oklahoma's property tax cap help me on a Tulsa flip?
No, and this is the opposite of how Texas works. Oklahoma's 5% annual valuation cap does cover non-homestead investment property, unlike Texas's homestead-only cap, but it resets in any year title transfers and again in any year improvements are made. A flip resets it twice: once at purchase, once at renovation. Tulsa County assesses real property at 11%, the constitutional floor, and about 23% of the county's fair market value is currently sheltered by the cap on properties that have not recently traded or been improved, which is exactly why the seller's old tax bill is not a reliable guide to your carry.
Does a short-term Tulsa flip loan actually cost less in Oklahoma's mortgage tax than a 30-year loan?
Yes, and it is a real, statutory advantage of short paper. Oklahoma levies a mortgage registration tax scaled to the mortgage's term: two cents per $100 for a mortgage under two years, up to ten cents per $100 at five years or more, plus a $10 county treasurer certification fee. On a $200,000 12-month bridge loan that is about $40 in mortgage tax versus $200 on a 30-year mortgage of the same size. Pair that with the $0.75-per-$500 documentary stamp on the deed at resale, and Oklahoma's total transfer and recording bill stays low even though it charges two separate taxes most states don't.
Can I exit a Tulsa flip into a short-term rental instead of a straight resale?
Yes, Tulsa licenses short-term rentals in every zoning district. The city requires a Short-Term Rental License before you advertise or rent for under 30 days: a $75 license fee plus a $300 implementation and compliance fee, renewing annually on June 30, with an eight-occupant cap regardless of the unit's size. The city's published materials describe no citywide density cap or spacing rule, though you should confirm that with Business Licensing before you plan around it, and we could not verify the STR rules in any Tulsa suburb, so confirm those city by city. If the numbers pencil better as a hold than a sale, our DSCR rental loan can take out the fix and flip bridge once the rehab is done.
About 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 $220,000 purchase, close to Tulsa proper's $222,868 mid-tier value in June 2026, that is up to $198,000 from us and $22,000 from you (220,000 x 90% = 198,000), with rehab drawn against the schedule instead of paid up front. Price the roof before you set your contingency. Subject to underwriting.
What is the smallest fix and flip loan you will write in Tulsa?
$100,000. The program runs $100,000 to $5 million. Tulsa proper's mid-tier home value was $222,868 in June 2026, so a typical purchase clears that floor on its own, but a cheap house in an outlying pocket can land under it. When the purchase price alone is thin, the rehab budget usually carries the loan over the minimum, since we fund up to 100% of rehab alongside up to 90% of purchase. Send the address and the scope. Subject to underwriting.
Can I get a Tulsa fix and flip loan on my first deal?
Yes. First-time flippers are welcome. This is an asset-based loan, so the purchase price, the rehab scope, and the ARV carry the file. We do run credit, but there is no minimum score on a fix and flip and no hard credit pull to start. Weaker credit usually means lower leverage rather than a decline. On a first Tulsa deal, put your attention on the roof instead of your score: hail reports in Tulsa County ran 82 in 2025 against 8 in 2021, and that is where a first budget usually breaks. Subject to underwriting.
More Fix and Flip questions, answered on the program 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 2026-08-13.
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