Loan Close Time: 7-21 days
At Spark Lending, we are dedicated to transforming your vision into reality through swift and dependable financing solutions. As a relationship-driven hard money lender, we take pride in prioritizing the objectives of our borrowers, assisting them in realizing their ambitions as real estate investors.
We typically receive an inspection report within 48-72 hours and disburse funds the following day, often completing the process even more swiftly. Simply fill out a draw request in your borrower portal, or submit the form that can be provided upon request and at closing.
You are responsible for the cost of an independent inspector via CQ servicing to verify the work completed to date. This cost is usually $200.
We typically extend our loan services to various regions, including Houston, San Antonio, Dallas, and Austin, as well as smaller markets such as Waco, College Station, Beaumont, Corpus Christi, etc. However, our coverage extends beyond these areas, reaching 42 states in total.
Our loan rates commonly consist of 2 points and 12% interest. For Texas borrowers, we offer a 70% Loan To Value (LTV) with no minimum deposit, and our loyalty program can potentially increase the LTV to 75%. Outside Texas, we provide various products, with a popular option being 90% of purchase and 100% of rehab, up to 70% LTV.
Ratings are based on the following criteria:
Platinum & Gold Lenders
Platinum and Gold lenders are committed to delivering a modern, streamlined draw experience. These lenders typically support fully digital draw requests combined with virtual inspections across a wide range of project types. Their goal is to provide the fastest possible turnaround times without compromising risk management or construction oversight.
Silver & Bronze Lenders
Silver and Bronze lenders are still strong lending partners and have automated portions of their draw operations. However, the borrower experience may vary depending on the project type, inspection method, or capital partner requirements. In some cases, additional approval layers or third-party capital sources can increase reimbursement timelines.
About Virtual Inspections
Virtual inspections allow borrowers to skip scheduling a field inspector. They are typically reviewed within hours of submission. Borrowers must still document work thoroughly, including cost evidence (receipts) and lien waivers where applicable. Every lender listed on Lenderly offers virtual inspections and automated draw requests. The majority utilize independent construction experts for remote review, or they review submissions in house.
A draw-friendly lender is one that prioritizes speed, simplicity, and reliability when it comes to funding your project. They make it easy to request draws, minimize friction in the process, and get you reimbursed quickly so your project keeps moving.
The best draw-friendly lenders combine digital draw request tools with virtual inspections, allowing you to submit, verify, and receive funds often within 24 hours.
By comparison, traditional timelines can slow you down:
Every lender featured here offers a streamlined, digital draw process and supports virtual inspections for at least some of their loan products, helping you access capital faster and with far less hassle.